Tenn. Code Ann. § 66-28-102 — counties covered by the Act
Where the Act applies, a landlord must keep a tenant’s security deposit in an account used only for deposits and tell the tenant where the account is held.
Sweetwater, TN seller help · Tenant-occupied property
You're done — no turnover, no repairs, no more bad tenants.
Yes. You can sell to us with the tenants still living there. We buy houses as-is in Sweetwater and Monroe County, Tennessee, including tenant-occupied rentals. A sale does not by itself cancel the lease, so the lease and deposit are part of the handoff.
Call 888-274-5006 — we answer 24/7 — or use the form to tell us about the house and tenancy.
We give written cash offers in 24 hours.
Share the address and what is happening with the lease, occupancy, access, and house.
What we do
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
We can discuss the house with tenants in place. We talk through the lease, who lives there, how access works, the property’s condition, and the handoff you want.
You don't always need to evict to sell to us. We buy houses with tenants in place — we've done it many times, including cash-for-keys when that works better for everyone.
If helping the tenants move may work better for everyone, we can discuss a cash-for-keys arrangement alongside a sale with the tenants in place. The tenancy and any move-out plan remain part of the written terms.
Bring us the problem
Lease timing, difficult access, repairs that are hard to coordinate, or a tenant move-out conversation getting in the way? Tell us what is happening with the tenancy and the house. You can call before deciding what to do about the tenants.
Call 888-274-5006 or use the form above.
What happens next
1. We discuss the lease, occupancy, and house
We talk through who lives there, what the lease says, how access works, the home’s condition, and the timing you are considering. You can start with what you know; you do not have to resolve every tenancy question before calling.
2. We put the offer and terms in writing
We give written cash offers in 24 hours. You can review the proposed price and written terms before you decide whether to move forward.
3. The closing includes the tenancy handoff
If you choose to sell, the closing is through a title company. The lease, occupancy, and security deposit are accounted for in the handoff under the terms and law that apply to the property.
Tennessee leases, notice, possession, and security deposits
A sale does not by itself cancel the lease. The buyer takes the house subject to it and becomes the new landlord. The lease—not the sale date—sets the existing tenancy’s terms, and a sale alone is not a move-out notice.
Tennessee’s Uniform Residential Landlord and Tenant Act applies only in counties that had more than 75,000 people in the 2010 census. Its notice and security-deposit rules therefore do not apply everywhere in Tennessee; which rules govern depends on the property’s county and tenancy.
Tenn. Code Ann. § 66-28-305 — sale notice and deposit transfer
Unless agreed otherwise, a seller who sells in good faith is released from responsibility under the lease for later events only after the tenant receives written notice of the sale and the security deposit is transferred to the buyer. That notice and transfer are part of the tenancy handoff; the sale alone does not end the lease.
Ending a week-to-week or month-to-month tenancy
Where the Act applies, ending a week-to-week tenancy takes at least 10 days’ written notice. Ending a month-to-month tenancy takes at least 30 days’ written notice before the rent date named in the notice. A fixed-term lease and other legal protections may require a different approach.
Those notice periods concern ending a tenancy; they do not mean the lease ends automatically when the house sells.
The possession plan
The tenants’ rights under the lease do not disappear at closing. If the plan is for the tenants to stay, their occupancy is part of the handoff. If the plan is for them to move, the lease and the applicable notice and possession rules still matter.
Questions and contact
Talk through the Sweetwater property, its lease, and who is living there. Call 888-274-5006 or use the cash-offer form above. We answer 24/7.
Compare a written offer with your own sale-price, payoff, and selling-cost assumptions using the Sweetwater home-sale net proceeds calculator. It is a planning tool, not a property-specific offer or payoff statement.
Sweetwater tenant-occupied seller questions
Can I sell my Sweetwater house while tenants are still living there?
Yes. USA Home Buyers buys houses with tenants in place in Sweetwater and Monroe County. A sale does not by itself cancel the lease; the buyer takes the house subject to it and becomes the new landlord.
Do I have to evict before I talk with you?
You don't always need to evict to sell to us. We buy houses with tenants in place — we've done it many times, including cash-for-keys when that works better for everyone.
Does selling the house set a tenant move-out date?
No. A sale by itself does not cancel the lease or require the tenants to move. The lease and any lawful notice or possession process still matter.
What happens to the security deposit when the house sells?
Where Tennessee’s Uniform Residential Landlord and Tenant Act applies, a landlord must keep the security deposit in an account used only for deposits and tell the tenant where it is held. Unless agreed otherwise, a seller who sells in good faith is released from responsibility for later events only after the tenant receives written notice of the sale and the deposit is transferred to the buyer.
How much written notice ends a week-to-week or month-to-month tenancy?
Where the Tennessee Uniform Residential Landlord and Tenant Act applies, ending a week-to-week tenancy takes at least 10 days’ written notice. Ending a month-to-month tenancy takes at least 30 days’ written notice before the rent date named in the notice. A fixed-term lease and other legal protections may require a different approach.
What our sellers say
“LISTEN, PROPERTY TAXES GOT TOO HIGH FOR MY FIXED INCOME. SOLD IT TO THEM. WALKED AWAY WITH CASH. GLAD IT'S OVER.”
“Facing foreclosure ... Very stressful time... They handled it professionally and got me out of the debt...”
“no open houses. no realtors tracking dirt in. just a straight cash sale for our house so we could move. Glad it's over.”
Talk through the tenant situation
Call 888-274-5006 or use the form above. Tell us what is happening with the Sweetwater house and tenancy.