Benton County Landlord-Tenant Law

Tennessee landlord guide — county ordinances, courthouse info & local rules

Benton County Rental Market Overview

Benton County is a small, rural county in northwest Tennessee defined by two economic realities: Kentucky Lake and agricultural heritage. The county’s eastern boundary runs along the Tennessee River — impounded as Kentucky Lake by TVA’s Kentucky Dam — creating miles of recreational shoreline that attract seasonal residents, retirement communities, and vacation rentals. Duck hunting, fishing, and boating draw visitors during cooler months, while summer brings the full lake recreation crowd.

With a 2020 population of 15,864 — well below the URLTA threshold — Benton County is governed by Tennessee common law and general Title 66 provisions. The rental market is small: roughly 23.6% of occupied housing units are renter-occupied. Evictions proceed through General Sessions Court at the courthouse on the public square in Camden under the 24th Judicial District.

Benton County Ordinances & Local Rules

Tennessee State Law Framework

⚡ Quick Overview

14

Days Notice (Nonpayment)

14

Days Notice (Violation)

30-45

Avg Total Days

$130

Filing Fee (Approx)

💰 Nonpayment of Rent

Notice Type 14-Day Notice to Pay or Vacate

Notice Period 14 days

Tenant Can Cure? Yes

Days to Hearing 6-14 days

Days to Writ 10 days

Total Estimated Timeline 30-45 days

Total Estimated Cost $175-$400

⚠️ Watch Out

Tennessee has a dual-track eviction system. The URLTA (§66-28-505) applies to counties with population over 75,000 (covering ~75% of the population including Nashville, Memphis, Knoxville, Chattanooga). Non-URLTA counties use §66-7-109. Notice periods are 14 days for both tracks for nonpayment. Tenants have a mandatory 5-day grace period (§66-28-201(d)). The 14-day notice cannot be sent until after the 5-day grace period expires. If the same nonpayment recurs within 6 months, landlord can issue a 7-day unconditional quit notice (§66-28-505(a)(2)(B)). Filing fees vary by county ($100-$200).

📜 Eviction Laws Main 📊 Compare This State

Underground Landlord

📝 Tennessee Eviction Process (Overview)

1. Serve the required notice based on the eviction reason (nonpayment or lease violation).
2. Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
3. File an eviction case with the General Sessions Court. Pay the filing fee (~$130).
4. Tenant is served with a summons and has the opportunity to respond.
5. Attend the court hearing and present your case.
6. If you prevail, obtain a writ of possession from the court.
7. Law enforcement executes the writ and removes the tenant if necessary.

⚠️ Disclaimer: This page provides general information about Tennessee eviction laws and does not constitute legal advice. Eviction procedures can vary by county and may change over time. Local jurisdictions may have additional requirements or tenant protections. For specific legal guidance, consult a qualified Tennessee attorney or local legal aid organization.

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Underground Landlord

🔍 Reduce Your Risk Before Signing a Lease: Tennessee landlords who screen tenants carefully before signing a lease significantly reduce their risk of ending up in eviction court. Understanding tenant screening in Tennessee — including background checks, credit history, income verification, and rental references — is one of the most cost-effective steps you can take to protect your rental property. Before you ever need Tennessee's eviction process, proper tenant screening can help you identify red flags early and avoid problem tenancies altogether.

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Renting Near Kentucky Lake: Benton County Landlord Guide

Benton County’s rental market divides between long-term rentals in Camden and Big Sandy, and a separate seasonal/vacation segment near the Kentucky Lake shoreline. Two units of the Tennessee National Wildlife Refuge lie within the county, adding duck hunting season (October–January) as a second annual STR demand window beyond summer lake recreation.

Retirement and Fixed-Income Tenants

Kentucky Lake’s outdoor recreation attractions have made Benton County a draw for retirees from nearby metro areas. These applicants present income profiles that look different from traditional employment-based tenants — Social Security benefit letters, pension award letters, IRA distributions, and part-time earned income rather than W-2 records. A Social Security benefit verification letter (obtainable from SSA.gov), pension award letter, and two months of bank statements provide a clear cash flow picture. Apply the same income-to-rent ratio regardless of income source type.

Non-URLTA County: Simpler Rules, Still Need Proper Process

Benton County’s small population means URLTA’s more tenant-protective provisions do not apply. Tenants have no statutory repair-and-deduct right. However, the common law implied warranty of habitability still applies, and the 14-day notice requirement for nonpayment (T.C.A. § 66-28-505) is statewide regardless of URLTA status. File at 1 Court Square in Camden after the notice period runs without cure. The 30-day security deposit return requirement (T.C.A. § 66-28-301) applies statewide — document property condition at move-in and move-out and return with itemized deductions on time.