Portland, TN Security Deposit Laws 2026
Tennessee limits security deposits to 2 month(s) of rent. In Portland, that's $3,460 at the median 2BR rent of $1,730/month. Miss the 30-day return deadline and you could owe $3,460+.
In Tennessee, landlords must return security deposits within 30 days after move-out. The maximum deposit is 2 month(s) of rent. Failure to return on time or provide an itemized statement can result in penalties of $3,460 or more.
This applies to properties in Portland, TN. Check all requirements for your property →
Key Takeaways — Portland Security Deposit Laws
- Maximum deposit: 2 month(s) of rent = $3,460 at Portland's median rent
- Return deadline: 30 days after tenant moves out
- Penalty for late return: Up to 2x the deposit ($3,460)
- Itemized statement: Required with any deductions
Security Deposit Laws in Portland
Under Tennessee law, landlords in Portland may collect a maximum security deposit of 2 month(s) of rent. At Portland's median 2-bedroom rent of $1,730/month, that means the most you can legally collect is $3,460.
$3,460
max deposit (2mo × $1,730)
30 days
return deadline
$3,460
max penalty for late return
Returning the Deposit: The 30-Day Clock
Once a tenant moves out of your Portland rental, Tennessee law gives you exactly 30 days to either return the full deposit or provide an itemized statement of deductions. The clock starts on the day the tenant surrenders possession — not when you inspect the unit.
What you can deduct from a security deposit in Portland:
- Unpaid rent
- Damage beyond normal wear and tear
- Cleaning costs to restore the unit to move-in condition
- Costs for restoring or replacing personal property (if lease allows)
What you cannot deduct:
- Normal wear and tear (minor scuffs, carpet wear, faded paint)
- Pre-existing damage (document with photos at move-in)
- Professional cleaning if the tenant left the unit in reasonable condition
Penalty Warning
Violate Tennessee security deposit laws rules in Portland and you could owe $3,460+. At Portland's median rent of $1,730/month, even a single violation adds up fast.
Portland Rental Market Context
Portland is the 46th-largest city in Tennessee (population 13,578). With a median 2-bedroom rent of $1,730/month, it falls in the premium range for Tennessee rental costs — 77% above the state median of $975/month.
How Portland Compares in Sumner County
Portland ranks #3 of 5 cities in Sumner County by population. Because security deposit laws rules are often tied to rent amounts, costs vary across the county.
| City | Population | Median Rent | Max Deposit |
|---|---|---|---|
| Hendersonville | 63,618 | $1,730/mo | $3,460 |
| Gallatin | 50,355 | $1,730/mo | $3,460 |
| Portland | 13,578 | $1,730/mo | $3,460 |
| Westmoreland | 2,784 | $1,730/mo | $3,460 |
| Mitchellville | 158 | $1,730/mo | $3,460 |
Rents based on HUD Fair Market Rents (FY2026) for Sumner County, Tennessee. All cities follow Tennessee state law unless a local ordinance applies.
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How Portland Rents Affect Deposit Amounts
Deposit amounts scale with local rents. Here's what Portland landlords typically collect:
| Unit Size | Median Rent (Portland) | Max Deposit (2mo) | Penalty Risk |
|---|---|---|---|
| Studio | $1,507/mo | $3,014 | $6,028 |
| 1-Bedroom | $1,578/mo | $3,156 | $6,312 |
| 2-Bedroom | $1,730/mo | $3,460 | $6,920 |
| 3-Bedroom | $2,211/mo | $4,422 | $8,844 |
Rents based on HUD Fair Market Rents (FY2026) for Sumner County.
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More Portland Landlord Laws
Security Deposit Laws in Nearby Cities
Own properties in multiple cities? Rules may differ locally:
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Not ready to start? Get the free Security Deposit Laws checklist for Tennessee landlords.
Download Free ChecklistReviewed by Rachid Abadli
Founder & CEO, LeaseBase · Sacramento landlord · Self-managing since 2019
LeaseBase is a property management platform — not a law firm. Consult an attorney for legal advice specific to your situation.
