Mississippi Landlord-Tenant Laws (2026)
Last reviewed: July 2026
Mississippi sets no cap on security deposits and allows landlords 45 days to return them. Nonpayment evictions start with a 3-day pay-or-quit notice, and there is no rent control or statutory entry-notice requirement. The overall framework is among the most landlord-leaning in the Southeast.
General information, not legal advice. Verify with the current statute or a local attorney before acting.
Mississippi landlord-tenant rules at a glance
| Security deposit limit | No statutory limit |
|---|---|
| Deposit return deadline | 45 days |
| Notice to enter | No statute, reasonable notice expected |
| Rent control | Preempted/none |
| Eviction notice (nonpayment) | 3-day notice to pay or quit |
| Late fee rule | No statutory cap, must be reasonable and stated in the lease |
| Month-to-month termination | 30 days |
| Governing statute | Mississippi Residential Landlord and Tenant Act (Miss. Code Title 89, Ch. 8) |
Security deposits in Mississippi
The deposit rule in Mississippi is: No statutory limit. After the tenancy ends, the landlord must return the deposit within 45 days, typically with an itemized statement for any amounts withheld. Deductions are limited to unpaid rent, damage beyond normal wear and tear, and other charges the statute or lease allows — routine repainting and carpet aging from ordinary use generally cannot be charged to the tenant. Both parties should document the unit’s condition at move-in and move-out; disputes usually turn on that evidence.
Landlord entry and tenant privacy
Mississippi’s entry rule is: No statute, reasonable notice expected. Entry is generally limited to legitimate purposes such as repairs, inspections, and showings, and emergencies allow immediate entry everywhere. Where the statute is silent or vague, courts fall back on the tenant’s right to quiet enjoyment, so landlords should give written notice and enter at reasonable hours regardless of the statutory minimum.
Rent increases and rent control
Rent control status in Mississippi: Preempted/none. Even without rent control, a landlord cannot raise rent mid-lease unless the lease allows it, and periodic tenancies require proper advance notice of an increase — commonly the same notice period used to terminate (30 days in Mississippi). Retaliatory increases after a tenant exercises a legal right are prohibited in most states.
Eviction process overview
For unpaid rent, Mississippi requires: 3-day notice to pay or quit. If the tenant does not pay or leave, the landlord files an eviction case (the name varies: unlawful detainer, summary process, forcible entry and detainer), serves the tenant, and attends a hearing. Only a court judgment followed by a sheriff or constable can remove a tenant — lockouts and utility shutoffs are illegal in every state. Timelines vary from a few weeks to several months depending on court backlog and whether the tenant contests the case.
Late fees
Mississippi’s late fee rule: No statutory cap, must be reasonable and stated in the lease. Even where no statutory cap exists, courts can strike down fees that operate as penalties rather than reasonable estimates of the landlord’s actual cost, and the fee must appear in the written lease to be enforceable.
Ending a lease or month-to-month tenancy
To end a month-to-month tenancy in Mississippi, the required notice is: 30 days. Fixed-term leases end on their own schedule unless renewed, though some states and cities require just cause or additional notice even at lease end. Notice should always be written, dated, and delivered by a method the statute recognizes.
Is Mississippi landlord-friendly or tenant-friendly?
Mississippi is generally considered landlord-friendly. Mississippi has no deposit cap, no entry statute, no rent control, and a fast 3-day nonpayment notice, with few statutory tenant remedies beyond basic habitability.
Official source
The governing law is the Mississippi Residential Landlord and Tenant Act (Miss. Code Title 89, Ch. 8). Read the current text at the state’s official legislative site: https://www.legislature.ms.gov/.
Mississippi landlord-tenant law FAQs
- How much can a landlord charge for a security deposit in Mississippi?
- Security deposits in Mississippi are governed by the Mississippi Residential Landlord and Tenant Act (Miss. Code Title 89, Ch. 8). The deposit rule is: No statutory limit. After the tenancy ends, the landlord must return the deposit (minus properly documented deductions) within 45 days. Landlords who miss the deadline or take undocumented deductions can owe the tenant damages, so both sides should document the unit's condition at move-in and move-out and keep an itemized statement of any charges. Deposit rules are amended fairly often, so verify the current statute before relying on a specific number.
- How much notice does a landlord have to give before evicting for unpaid rent in Mississippi?
- For nonpayment of rent, Mississippi requires: 3-day notice to pay or quit. That notice is only the first step, a landlord cannot legally remove a tenant without then filing an eviction case and winning a court judgment, and self-help evictions (changing locks, shutting off utilities) are prohibited. Local courts and city ordinances can add procedural steps, so check the Mississippi Residential Landlord and Tenant Act (Miss. Code Title 89, Ch. 8) and local rules before starting an eviction.
- Can a landlord enter a rental property without permission in Mississippi?
- Mississippi's entry rule is: No statute, reasonable notice expected. Genuine emergencies (fire, flooding, gas leaks) are a standard exception in every state, and lease clauses can add detail but generally cannot strip a tenant's right to quiet enjoyment. For ending a month-to-month tenancy, Mississippi requires 30 days of notice. When in doubt, put entry requests and termination notices in writing and confirm the current rule in the Mississippi Residential Landlord and Tenant Act (Miss. Code Title 89, Ch. 8).
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Related Lofty resources
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This page is general information, not legal advice. Laws change — verify with the current statute or a local attorney before acting. Rules reflect widely documented statutes as of July 2026; cities and counties in Mississippi may add their own requirements.