1. Lead-Based Paint Disclosure
If this property was built before 1978, the following applies:
- Month2Month will disclose any known lead-based paint or lead-based paint hazards in the property prior to lease execution.
- Month2Month will provide all available records and reports pertaining to lead-based paint in the property.
- The tenant will receive a copy of the EPA-approved pamphlet "Protect Your Family from Lead in Your Home."
For more information: National Lead Information Center at 1-800-424-LEAD (5323) or www.epa.gov/lead.
2. Security Deposit
Deposit Limits
Tennessee law does not impose a statutory cap on the amount a landlord may collect as a security deposit. The deposit amount will be specified in your lease agreement.
Permitted Uses
Pursuant to TN Code §66-28-301, your security deposit may be used for: unpaid rent; damages to the premises beyond normal wear and tear; and other charges owed under the rental agreement, including unpaid utilities that the tenant was obligated to pay.
Return of Deposit
Pursuant to TN Code §66-28-301, Month2Month will return the security deposit or provide a written itemized list of deductions within 30 days after the tenant has vacated the premises. The itemized list will include the exact amount of each deduction and the basis for each deduction. Any remaining balance will be mailed to the tenant's last known address or forwarding address.
Forwarding Address
You must provide Month2Month with a forwarding address in writing upon vacating the premises. If you fail to provide a forwarding address within 30 days of vacating, Month2Month may retain the security deposit without penalty.
Disputes
If you dispute any deduction, you may seek resolution through Tennessee General Sessions Court. If a court finds that Month2Month wrongfully withheld your security deposit, you may be entitled to the full deposit amount plus damages as provided by the Uniform Residential Landlord and Tenant Act.
3. Owner and Property Manager Information
Pursuant to TN Code §66-28-302, the landlord must disclose in writing to the tenant the name and address of the person authorized to manage the premises and the owner of the premises or a person authorized to act on behalf of the owner for the purpose of service of process and receiving notices and demands.
Your lease agreement contains the specific owner information, property manager contact information, emergency maintenance contact, and the person authorized to receive service of process for your property. Month2Month serves as the property manager for all properties in our portfolio.
General Contact: [email protected]
4. Smoke Alarms and Carbon Monoxide Detectors
All Month2Month rental properties are equipped with operable smoke alarms installed in compliance with Tennessee law. Pursuant to TN Code §68-102-137, smoke detectors are installed in each sleeping room, outside each sleeping area, and on every level of the dwelling.
Carbon Monoxide Detectors
Pursuant to TN Code §68-102-147, carbon monoxide detectors are required in all dwelling units that contain a fuel-burning appliance, have a fireplace, or have an attached garage. Month2Month installs CO detectors in all properties that meet these criteria.
Tenant Responsibilities
- Do not disable, disconnect, cover, or tamper with any smoke alarm or carbon monoxide detector. This is a violation of Tennessee law and may result in a fine.
- Test all devices monthly by pressing the test button.
- Report immediately if any device is chirping, not functioning, or missing.
- Do not remove batteries.
- If you hear the carbon monoxide alarm sound continuously, evacuate immediately and call 911.
Month2Month is responsible for ensuring all devices are operable at the beginning of each tenancy. Pursuant to TN Code §68-102-137(c), the tenant is responsible for maintaining the devices by keeping batteries replaced and notifying the landlord of any malfunctions.
5. Mold Disclosure
Mold can cause health problems, especially for people with allergies, asthma, or weakened immune systems. While Tennessee does not have a specific mold disclosure statute, landlords have a general duty under TN Code §66-28-304 to maintain rental properties in a fit and habitable condition.
Month2Month is not aware of any mold in the rental property that poses a health threat at the time of your lease. If mold is discovered during your tenancy, Month2Month will take appropriate remediation action.
Tenant Responsibilities to Prevent Mold
- Ventilate your home: Open windows regularly, use exhaust fans in bathrooms and kitchens, and ensure air circulation.
- Control moisture: Wipe up spills and leaks immediately, do not let water accumulate, and report any leaks or water damage to Month2Month immediately.
- Use heating and air conditioning: Maintain reasonable temperatures and use climate control systems to reduce humidity.
- Clean regularly: Regular cleaning prevents mold from establishing itself.
- Report problems immediately: If you see mold, smell musty odors, or notice water damage, report it to Month2Month right away.
6. Bed Bug Disclosure
While Tennessee does not have a specific bed bug disclosure statute, landlords have a general duty under TN Code §66-28-304 to maintain the premises in a fit and habitable condition, which includes addressing pest infestations.
Identification
Bed bugs have six legs and flat bodies about 1/4 inch long, ranging from red-brown to copper colored. They do not fly but move quickly over surfaces. They hide in mattress seams, box springs, bed frames, headboards, furniture crevices, baseboards, and wall cracks. They feed on human blood at night.
Signs of Infestation
Look for small blood stains on sheets, dark spots (excrement) on mattresses or walls, shed skins, and a sweet musty odor. Bites may appear as red, itchy welts in a line or cluster, though some people do not react.
Prevention
- Inspect your mattress, box spring, and bed frame regularly.
- When traveling, inspect hotel rooms and luggage before returning home.
- Do not bring used mattresses or upholstered furniture into the home without thorough inspection.
- Reduce clutter to eliminate hiding places.
Month2Month has no knowledge of any bed bug infestation in your specific rental unit. If Month2Month becomes aware of bed bug infestation during your tenancy, you will be notified immediately and professional treatment will be arranged.
7. Flood Hazard Disclosure
While Tennessee does not have a specific statutory requirement for flood disclosure in residential leases, Month2Month discloses flood hazard information as a best practice. If this property is located in a special flood hazard area as designated by FEMA, or has experienced flooding within the past five years, this information will be disclosed in your lease agreement or property-specific addendum.
For detailed flood hazard information, visit FEMA's Flood Map Service Center at https://msc.fema.gov/portal.
8. Domestic Violence Protections
Right to Terminate Lease Early
Pursuant to TN Code §66-28-517, a tenant who is a victim of domestic abuse, sexual assault, or stalking may terminate a rental agreement by providing the landlord with written notice at least 30 days before the desired termination date, accompanied by one of the following:
- A copy of an order of protection issued by a Tennessee court
- A copy of a police report documenting an incident of domestic abuse, sexual assault, or stalking
- A signed statement from a licensed health care provider, domestic violence shelter, or victim services organization verifying the tenant's status as a victim
The tenant is liable for rent through the termination date but is not liable for future rent, early termination fees, or other penalties.
Right to Request Lock Changes
A tenant who is a victim of domestic abuse, sexual assault, or stalking may request that the landlord change the locks to the dwelling unit. Month2Month will change the locks promptly upon receiving a written request accompanied by qualifying documentation.
Protection from Eviction
A landlord may not terminate a rental agreement or refuse to renew a rental agreement solely because the tenant or a member of the tenant's household is a victim of domestic abuse, sexual assault, or stalking.
Confidentiality
Month2Month will maintain the confidentiality of any information provided by a tenant exercising rights under TN Code §66-28-517.
Resources
- Tennessee Domestic Violence Hotline: 1-800-356-6767
- National Domestic Violence Hotline: 1-800-799-7233
- National Sexual Assault Hotline: 1-800-656-4673
- Tennessee Legal Aid: www.las.org or www.wtls.org
9. Methamphetamine Contamination Disclosure
Pursuant to TN Code §68-212-504, a property owner or landlord must disclose in writing to a prospective tenant whether the property was previously used as a methamphetamine lab or has been contaminated by methamphetamine production, if such contamination is known to the owner.
Remediation Requirements
Properties contaminated by methamphetamine production must be assessed and decontaminated in accordance with the Tennessee Department of Environment and Conservation guidelines. A property may not be rented until it has been certified as meeting decontamination standards.
Month2Month certifies that, to its knowledge, no property in its portfolio has been used for the manufacture of methamphetamine or is contaminated by methamphetamine residue. If applicable to your property, this disclosure will be provided separately prior to lease execution.
Tenant Responsibilities
- Do not manufacture, store, or use methamphetamine or any illegal drugs on the premises.
- If you discover evidence suggesting prior methamphetamine production (unusual chemical odors, staining, or residue), report it to Month2Month immediately.
- Manufacturing methamphetamine on the premises is a criminal offense and grounds for immediate lease termination.
10. Furnished Property Disclosure
All Month2Month rental properties are provided fully furnished. All furniture, appliances, fixtures, and household items in the property are the property of Month2Month or the property owner and are provided for your use during the term of your lease.
Your Responsibilities
- Maintain all furnished items in the same condition as received, allowing for ordinary wear and tear.
- Use all items for their intended purpose only.
- Do not remove any furnished items from the property.
- Report any damage to furnished items within 48 hours of discovery.
- Do not repair or replace items yourself without prior written approval.
Damage vs. Normal Wear and Tear
| Normal Wear and Tear (Not Chargeable) | Damage (Chargeable to Tenant) |
|---|---|
| Minor scuffs on furniture | Broken furniture legs, arms, or frames |
| Slight fading of upholstery | Stains, tears, or burns on upholstery |
| Minor mattress indentation from normal use | Mattress stains, tears, or structural damage |
| Light scratches on hard floors | Deep gouges, water damage, or burns on flooring |
| Normal appliance wear (cosmetic marks) | Appliance malfunction due to misuse or neglect |
| Gradual thinning of towels and linens | Bleach stains, tears, or missing linens |
| Normal dulling of kitchen knives | Missing, broken, or chipped dishes/cookware |
| Loose doorknobs from use | Holes in walls, broken blinds, damaged doors |
Replacement Responsibility
- Tenant-caused damage: Tenant is responsible for the cost of repair or replacement (at depreciated value) of items damaged beyond normal wear and tear. Costs may be deducted from the security deposit.
- Missing items: Tenant is responsible for full replacement cost.
- Normal wear items: Month2Month replaces items that reach end-of-life through normal use.
- Appliance malfunction: If an appliance fails due to normal use or age, Month2Month is responsible for repair or replacement.
Cleaning Standards
The property must be returned in the same level of cleanliness as at move-in. Maintain the kitchen, bathrooms, floors, furniture, and linens in clean condition throughout your tenancy. If professional cleaning is required beyond what is attributable to normal wear and tear, cleaning costs may be deducted from the security deposit.
Inventory
A detailed furniture and household inventory checklist will be provided at move-in. Month2Month will document the condition of all items through photography. You will receive a copy of the move-in condition report.
11. Tenant Rights and Responsibilities
Your Rights
- Habitable Housing: Your rental unit must meet basic health and safety standards, including compliance with applicable building and housing codes affecting health and safety, working plumbing, heating, hot water, and electrical systems. (TN Code §66-28-304)
- Privacy: Your landlord must give at least 24 hours' notice before entering your unit (except in emergencies) and may only enter at reasonable times. (TN Code §66-28-403)
- Return of Security Deposit: Your deposit must be returned within 30 days after you vacate the premises and provide a forwarding address. (TN Code §66-28-301)
- Freedom from Discrimination: You cannot be discriminated against based on race, color, creed, religion, sex, familial status, national origin, or disability. (Tennessee Human Rights Act, TN Code §4-21-601)
- Freedom from Retaliation: Your landlord cannot retaliate against you for exercising your legal rights, complaining to a government agency about building or housing code violations, or organizing or joining a tenant organization. (TN Code §66-28-514)
- Repairs and Maintenance: You have the right to request repairs for health and safety issues, and your landlord must respond within 14 days of written notice (or a shorter period for emergency conditions). (TN Code §66-28-502)
- Protection from Unlawful Eviction: Your landlord must follow proper legal procedures and cannot use "self-help" eviction methods such as changing locks, shutting off utilities, or removing doors or windows. (TN Code §66-28-504)
- Essential Services: The landlord may not deliberately or negligently interrupt or cause the interruption of essential services including heat, running water, hot water, electric, gas, or other essential services. (TN Code §66-28-503)
Your Responsibilities
- Pay rent in full and on time.
- Keep the unit clean and sanitary. (TN Code §66-28-401(1))
- Dispose of all ashes, rubbish, garbage, and other waste in a clean and safe manner. (TN Code §66-28-401(2))
- Keep all plumbing fixtures as clean as their condition permits. (TN Code §66-28-401(3))
- Use all electrical, plumbing, sanitary, heating, ventilating, and air conditioning systems in a reasonable manner. (TN Code §66-28-401(4))
- Avoid damaging the property beyond normal wear and tear.
- Promptly report maintenance issues, leaks, mold, pests, or safety hazards.
- Allow reasonable access for repairs and inspections with proper notice.
- Comply with all lease terms including occupancy limits, pet policies, and use restrictions.
- Avoid creating nuisances or disturbing other residents.
- Provide proper notice before moving out and return the property in clean condition.
Resources
- Tennessee Attorney General — Consumer Protection: www.tn.gov/attorneygeneral or 1-800-342-8385
- Legal Aid Society of Middle Tennessee and the Cumberlands: www.las.org
- West Tennessee Legal Services: www.wtls.org
- Tennessee Human Rights Commission: 1-800-251-3589
- Domestic Violence Hotline: 1-800-799-7233