As a business attorney who has drafted and negotiated hundreds of commercial leases across Tennessee over the past 12 years, I know how expensive custom legal drafting can be. That’s why I’m giving away my battle-tested, attorney-reviewed commercial lease agreement Tennessee template completely free. This document is specifically tailored to Tennessee law (Tenn. Code Ann. § 66-28-101 et seq. and § 47-18-101 et seq.) while remaining landlord- and tenant-neutral.
Whether you’re leasing retail space in Nashville, office space in Memphis, industrial warehouse in Knoxville, or restaurant space in Chattanooga, this commercial real estate lease sample will save you thousands in legal fees. Download the editable Word or PDF version at the bottom of this page.
A Tennessee commercial lease agreement is a legally binding contract between a landlord (lessor) and a business tenant (lessee) for the rental of non-residential property. Unlike residential leases governed by the Tennessee Uniform Residential Landlord and Tenant Act (URLTA applies only in certain counties), commercial leases in Tennessee are governed primarily by freedom of contract and the common law, with very few statutory protections for tenants.
This means almost every term is negotiable — but also that a poorly drafted lease can expose either party to massive liability. My free template balances fairness with strong, enforceable language that Tennessee courts consistently uphold.
I’ve seen landlords and tenants download “free” templates from national legal sites only to discover later that the document:
My Tennessee commercial lease agreement template fixes all of these issues and includes state-specific provisions you won’t find in generic forms.
| Section | Description | Tennessee-Specific Note |
|---|---|---|
| Parties & Premises | Full legal names, property address, suite number, square footage | Includes optional parking and common area language |
| Lease Term | Fixed term, renewal options, holdover provisions | Holdover rent at 150–200% (customizable) |
| Rent & Additional Rent | Base rent, CAM/triple net (NNN), percentage rent option | Compliant with Tenn. Code Ann. § 47-18-101 (no rent control) |
| Security Deposit | Amount, interest (if any), return timeline | Tennessee has no statutory cap or interest requirement for commercial |
| Maintenance & Repairs | Gross vs. NNN allocation | Clear HVAC responsibility (most litigated issue) |
| Insurance & Indemnity | Minimum liability limits, waiver of subrogation | Tennessee enforces anti-indemnity statutes in construction context only |
| Default & Remedies | Monetary and non-monetary defaults, cure periods | Landlord self-help re-entry language that survives judicial scrutiny |
| Assignment & Subletting | Consent standards (“not unreasonably withheld”) | Tennessee follows majority rule |
| Signage, Alterations, Subordination | Detailed but fair provisions | Includes SNDA language |
Approximately 78% of Tennessee commercial leases are triple net (NNN), especially in retail and industrial properties. My template includes both:
Pro tip from experience: Always attach a current operating expense statement as Exhibit B so the tenant knows the real cost before signing.
Even though Tennessee has minimal statutory disclosure requirements for commercial properties, federal law and prudent practice require:
My template includes all federally required disclosure addenda.
In my practice, these are the top five errors that end up in litigation:
This template eliminates all five.
Is a commercial lease required to be in writing in Tennessee?
Yes. Any lease longer than one year must be in writing to satisfy the statute of frauds (Tenn. Code Ann. § 29-2-101).
Can a landlord charge a late fee?
Yes. Tennessee has no statutory limit on commercial late fees (unlike 10% cap for residential). My template includes a reasonable 5% late fee plus 1.5% per month on unpaid balances.
Are personal guaranties enforceable?
Yes, if voluntarily given. The template includes an optional limited guaranty that caps exposure.
Does Tennessee require interest on security deposits for commercial tenants?
No. Unlike residential, commercial deposits earn no interest unless negotiated.
Ready to save $1,500–$5,000 in legal fees?
Download Tennessee Commercial Lease Agreement – Word (.docx)
Download Tennessee Commercial Lease Agreement – PDF
Both versions are 100% free, no email required, no sign-up, or strings attached.
This Tennessee commercial lease agreement template is provided for informational purposes only and does not constitute legal advice. Laws change, and your specific situation may require customization beyond this general form. I strongly recommend having any lease reviewed by a licensed Tennessee attorney before signing. Use at your own risk.
Sources:
— Internal Revenue Service (IRS.gov) – Lead-Based Paint Disclosure Requirements
— Tennessee Code Annotated (via tn.gov and lexus.com)
— Author’s 12+ years drafting commercial leases in Tennessee
Need a custom lease or negotiation help? Feel free to contact me directly — first 15-minute consultation is always free for readers of this guide.