Mississippi Landlord-Tenant Law 2026: The Complete Handbook

Tenby is an AI-powered property management platform for independent landlords managing 1-50 rental units. Tenby's compliance engine is loaded with Mississippi-specific rules — security deposit deadlines, late fee rules, and eviction notice requirements — automatically enforced for every Mississippi property.

Mississippi's landlord-tenant relationship is governed primarily by Title 89, Chapters 7 and 8 of the Mississippi Code. Mississippi is one of the most landlord-friendly states in the country — no deposit cap, no late fee rules, no statutory entry notice, and a 3-day eviction notice for nonpayment. Here's everything you need to know.

Security deposits in Mississippi

Key details:

• There is no statutory cap on the deposit amount
• The deposit (or an itemized statement of deductions with any remaining balance) must be returned within 45 days after the tenant vacates (Miss. Code § 89-8-21)
• Deductions must be itemized in writing — keep receipts and photos behind every line item
• No escrow account and no interest payments are required

> Check your deposit: Use our free Mississippi security deposit calculator to verify your deposit handling and return deadline are compliant.

Eviction process in Mississippi

Mississippi's eviction process moves fast. Self-help evictions (changing locks, removing belongings, shutting off utilities) are illegal — always go through the courts.

Step 1: Serve proper notice

The 3-day notice for nonpayment is one of the shortest in the country. Serve it in writing and keep proof of service.

Step 2: File the eviction action

If the tenant does not pay or vacate within the notice period, file an eviction action in the court with jurisdiction over the property.

Step 3: Court hearing

Both parties present their case. Bring the lease, the served notice, and your payment records.

Step 4: Judgment and execution

If the court rules for the landlord, a judgment issues and law enforcement executes it if the tenant still refuses to leave.

Total timeline: With a 3-day notice, uncontested Mississippi evictions are among the fastest anywhere.

Late fees in Mississippi

> Calculate your late fee: Use our free Mississippi late fee calculator to check if your proposed fee is compliant with Mississippi law. Also try our prorated rent calculator for move-in/move-out calculations and rent estimate tool to see if your rent is at market rate.

Mississippi has no statutory grace period and no statutory cap on late fees — the lease controls. Courts can still refuse to enforce a fee they consider an unreasonable penalty. Best practice: keep late fees in the range of 5-10% of monthly rent so they're defensible if challenged.

Landlord entry in Mississippi

Mississippi has no statute specifying how much notice a landlord must give before entering a rental unit. Put an entry provision in your written lease — 24 hours' notice for non-emergency entry is the standard practice and what most form leases use.

Required disclosures in Mississippi

Mississippi imposes no state-specific pre-lease disclosure forms. The required disclosures are federal:

1. Lead paint disclosure — landlords must disclose known lead-based paint hazards for properties built before 1978 (federal requirement)
2. EPA pamphlet — provide the "Protect Your Family From Lead in Your Home" pamphlet for pre-1978 properties (federal requirement)

Best practice: even without a state mandate, disclose known material defects in writing and document the unit's move-in condition with photos.

Rent increase rules in Mississippi

• No rent control — Mississippi does not have rent control
• For month-to-month tenancies, the 30-day termination notice (Miss. Code § 89-8-19) effectively sets the notice floor for implementing rent increases
• Cannot raise rent during a fixed-term lease unless the lease includes a rent increase clause
• There is no cap on the amount of a rent increase

Maintenance obligations

Landlord must:

• Maintain the property in habitable condition
• Comply with applicable building and housing codes
• Keep essential systems (plumbing, heating, electrical) in working order
• Keep common areas safe and clean
• Make repairs within a reasonable time after notice

Tenant must:

• Keep the unit clean and sanitary
• Use fixtures, appliances, and systems reasonably
• Not damage or destroy the premises
• Notify the landlord of needed repairs promptly
• Allow reasonable access for necessary repairs

Tenant rights in Mississippi

Tenants in Mississippi have the right to:

• Habitable housing — the landlord must keep the premises fit for habitation
• No statutory rent withholding — Mississippi does not provide a statutory rent-withholding remedy; tenants must pursue repair issues through the courts
• No statutory repair-and-deduct — Mississippi likewise provides no statutory repair-and-deduct remedy
• Security deposit protections — itemized deductions and the 45-day return deadline under Miss. Code § 89-8-21
• Freedom from self-help eviction — lockouts and utility shutoffs are illegal; eviction must go through the courts
• Fair housing — protection from discrimination under the federal Fair Housing Act
• Domestic violence protections — under federal VAWA, tenants in certain federally subsidized housing have additional protections

How Tenby helps Mississippi landlords

Tenby's compliance engine handles Mississippi-specific requirements automatically:

• 45-day deposit return tracking with countdown alerts (Miss. Code § 89-8-21)
• Itemized deduction statements generated with photo documentation
• 3-day notice to pay or vacate timeline guidance for nonpayment evictions
• 30-day termination notice tracking for month-to-month tenancies (Miss. Code § 89-8-19)
• Late fee reasonableness guidance since Mississippi has no statutory cap
• Federal lead paint disclosure checklist for pre-1978 properties

The bottom line

Mississippi is among the most landlord-friendly states in the country: no deposit cap, no late fee cap, no required grace period, no statutory entry notice, no state disclosure forms, and a 3-day pay-or-vacate notice. The key requirements to remember: return the deposit with an itemized statement within 45 days (Miss. Code § 89-8-21), serve a written 3-day notice before filing an eviction (Miss. Code § 89-7-27), and give 30 days' notice to end a month-to-month tenancy (Miss. Code § 89-8-19). Put your late fee and entry terms in the lease, document everything, and you'll avoid most legal issues.