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Legal Rights Handbook

Mississippi Renter Rights & Landlord Laws 2025

Everything tenants and landlords need to know about Mississippi housing laws. Eviction rules, deposits, and rights.

Updated January 15, 2026
5 min read

Renter Rights & Landlord Laws Guide 2025: Mississippi

Target Audience: Renters and Landlords in Mississippi
Jurisdiction: State of Mississippi
Effective Date: 2025

1. Overview: Is Mississippi Tenant-Friendly or Landlord-Friendly?

Verdict: High Landlord Friendliness

Mississippi is widely considered a landlord-friendly state. The legal framework heavily favors property owners regarding lease enforcement, eviction speed, and security deposit handling. While tenants have fundamental rights regarding habitability and discrimination, the burden of proof often falls on the tenant, and the legal mechanisms for landlords to reclaim property are efficient.

  • Landlord Friendliness Score: High
  • Key Takeaway: Landlords have significant leverage; Tenants must be diligent with documentation and lease adherence.

2. Security Deposits

Mississippi law is concise regarding security deposits, offering landlords flexibility while setting specific deadlines for return.

Limits

  • No State Limit: Mississippi does not cap the amount a landlord can charge for a security deposit. The amount is determined by the lease agreement.
  • Pet Deposits: Allowed and usually non-refundable, though specific terms depend on the lease.

Return Requirements

  • Timeline: Landlords must return the deposit (minus any lawful deductions) within 45 days after the tenant moves out and the landlord takes possession of the unit.
  • Itemized Statement: If deductions are made, the landlord must provide a written, itemized list of charges deducted from the deposit.

What Can Be Deducted?

  • Unpaid rent.
  • Damages beyond "normal wear and tear."
  • Cleaning costs (if the unit is left significantly dirtier than when moved in).
  • Costs to restore the premises to its original condition (minus wear and tear).

3. Eviction Rules

Mississippi has a streamlined eviction process, making it one of the fastest states for landlords to regain possession of their property.

The Process

  1. Notice to Quit: The landlord must provide formal written notice to the tenant.
  2. Filing Suit: If the tenant does not comply (pay or vacate), the landlord files a complaint in the local Justice Court.
  3. Court Hearing: A hearing is scheduled. If the tenant does not appear, a default judgment is granted to the landlord.
  4. Writ of Possession: If the landlord wins, the court issues a writ. The sheriff enforces the removal.

Notice Periods

  • Non-Payment of Rent: 3 Days.
    • The landlord must give the tenant 3 days to pay the overdue rent or vacate the premises. If the tenant does neither, the eviction lawsuit can be filed on the 4th day.
  • Lease Violation (Non-Curative): 30 Days.
    • For violations other than non-payment (e.g., unauthorized pets, property damage), the landlord typically provides a 30-day notice to quit.
  • Holdover Tenants: If a tenant stays after the lease expires without permission, the landlord can issue a 30-day notice to vacate.

4. Landlord Entry

Mississippi does not have a specific state statute that explicitly requires landlords to give notice before entering a rental unit. However, common law and the covenant of quiet enjoyment apply.

Best Practices

  • Implied Notice: While not codified in state law, entering without notice (except in emergencies) can be considered a violation of the tenant's right to privacy and quiet enjoyment.
  • Recommended Standard: 24 Hours Notice.
    • Landlords should provide at least 24 hours' notice before entering for inspections, repairs, or showings.
    • Tenants should review their lease, as specific entry terms written in the contract override general practices.

5. Rent Control

Does it exist?

No. Mississippi state law prohibits municipalities from enacting rent control ordinances.

Market Context

  • Major Cities (Jackson, Gulfport, Biloxi): Rents are determined by the free market.
  • Rent Increases: Landlords may increase rent at the end of a lease term or with proper notice (typically 30 days for month-to-month tenancies) without limit, provided it is not for discriminatory or retaliatory reasons.

6. Special Warning for Landlords

Context: High Landlord Friendliness
Risk: Procedural Error

While the law favors you, strict adherence to procedure is mandatory. Mississippi courts will dismiss eviction cases if you fail to follow the exact steps of the law.

  • The "Self-Help" Trap: Do not attempt to remove a tenant or lock them out yourself (changing locks, shutting off utilities). This is an illegal "self-help" eviction. You must go through the court system and the sheriff’s office.
  • Notice Precision: Ensure the 3-Day Notice (for non-payment) is delivered correctly. If the tenant pays the full amount within those 3 days, the eviction process must stop.
  • Discrimination: You cannot refuse to rent or set different terms based on race, color, religion, sex, national origin, familial status, or disability (Fair Housing Act).
  • Retaliation: Do not increase rent or threaten eviction in retaliation against a tenant for filing a complaint with a housing authority. While Mississippi is landlord-friendly, federal protections against retaliation still apply.

7. Special Warning for Tenants

Context: High Landlord Friendliness
Risk: Loss of Housing and Deposit

You have rights, but the burden of action is often on you. Be proactive and document everything.

  • The 3-Day Clock is Real: If you miss a rent payment, you may legally be served a 3-Day Notice to Quit very quickly. You have only three days to pay or move out to avoid an eviction on your record.
  • Document Condition: Before moving in, take date-stamped photos of every room. This is your best defense against unfair security deposit deductions.
  • Repair Requests: If the unit has habitability issues (no heat, plumbing leaks), notify the landlord in writing (email or certified mail). Mississippi law requires landlords to maintain fit premises, but you must prove you asked for repairs.
  • Lockouts: If your landlord locks you out or shuts off utilities without a court order, they have broken the law. Contact local law enforcement or a legal aid organization immediately.
  • Lease Clauses: Read your lease carefully. Mississippi law allows landlords to include clauses that might seem harsh in other states (e.g., waiving the right to a jury trial in eviction cases).

Disclaimer

This guide is for informational purposes only and does not constitute legal advice. Landlord-tenant laws are subject to change and can vary by local jurisdiction. Always consult with a qualified attorney or housing authority for specific legal issues.