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🏛️ Courthouse Information and Locations for Tennessee

Tennessee Eviction Laws: Notice Requirements, Process, and Timelines

Tennessee handles evictions through General Sessions Court using “Forcible Entry and Detainer” proceedings governed by Tennessee Code Annotated (TCA) Title 29, Chapter 18. Important distinction: Tennessee law varies by county population—the Uniform Residential Landlord and Tenant Act (URLTA) applies in counties with populations over 75,000, while smaller counties follow the Tennessee Code with different notice requirements. The standard notice for nonpayment is 14 days. Total eviction timeline is typically 4-8 weeks. Below you’ll find everything landlords need to know.

Tennessee Eviction Laws

Comprehensive guide to Tennessee's eviction process, including notice requirements, timelines, court procedures, costs, tenant protections, and landlord rights. Cases are typically filed in General Sessions Court.

⚡ Quick Overview

14
Days Notice (Nonpayment)
14
Days Notice (Violation)
30-45
Avg Total Days
$130
Filing Fee (Approx)

💰 Nonpayment of Rent

Notice Type 14-Day Notice to Pay or Vacate
Notice Period 14 days
Tenant Can Cure? Yes
Days to Hearing 6-14 days
Days to Writ 10 days
Total Estimated Timeline 30-45 days
Total Estimated Cost $175-$400
⚠️ Watch Out

Tennessee has a dual-track eviction system. The URLTA (§66-28-505) applies to counties with population over 75,000 (covering ~75% of the population including Nashville, Memphis, Knoxville, Chattanooga). Non-URLTA counties use §66-7-109. Notice periods are 14 days for both tracks for nonpayment. Tenants have a mandatory 5-day grace period (§66-28-201(d)). The 14-day notice cannot be sent until after the 5-day grace period expires. If the same nonpayment recurs within 6 months, landlord can issue a 7-day unconditional quit notice (§66-28-505(a)(2)(B)). Filing fees vary by county ($100-$200).

📜 Eviction Laws Main 📊 Compare This State

📋 Lease Violation

Notice Type 14-Day Notice to Cure or Vacate
Notice Period 14 days
Tenant Can Cure? Depends on violation
Days to Hearing 6-14 days
Days to Writ 10 days
Total Estimated Timeline 30-50 days
Total Estimated Cost $175-$400
⚠️ Watch Out

URLTA (§66-28-505) applies to counties with population over 75,000. For lease violations, landlord MAY choose to allow cure for remediable breaches but is NOT required to (unlike nonpayment). If the breach is not remediable, landlord can issue a 14-day unconditional quit notice (§66-28-505(a)(3)). If tenant commits substantially the same violation within 6 months, only 7-day notice required with no cure (§66-28-505(a)(2)(B)). Severe violations (violence, health/safety threats) = 3-day notice (§66-28-517). Drug/prostitution offenses = immediate (§66-7-107).

📜 Eviction Laws Main 📊 Compare This State

📬 Service of Process

Service Methods Personal service by sheriff or constable, or by posting on door
Proof Required Yes
Posting Allowed Yes, after one failed attempt at personal service
Service of Process Fee $30-$50
📝 Service Notes

Detainer warrant served by court officer. If tenant not found, can be posted on premises.

🏛️ Court & Legal Information

Court General Sessions Court
Filing Fee (Approx) $130
Attorney Required No
Attorney Recommended Yes in Nashville and Memphis for contested cases
Mandatory Mediation No
Jury Trial Available Yes, on appeal to circuit court
Recover Attorney Fees Yes, if lease provides
Recover Back Rent (Same Filing) Yes
Recover Costs from Tenant Yes, if court awards
Default Judgment Available Yes
Default Judgment Timeline At hearing
Statute Citation Tenn. Code §66-28-505
Self-Help Eviction Allowed No
Local Overrides Common Yes
🕐 Common Delays

Nashville (Davidson County) and Memphis (Shelby County) have court backlogs. Some courts have mandatory waiting periods between filing and hearing.

🔗 Official Court Website 📜 State Statutes

⚖️ Appeals & Post-Judgment

Appeal Window 10 days
Appeal Stays Eviction Yes, appeal to circuit court - may require bond
Tenant Pay and Stay Yes, within 14-day notice period
Tenant Auto-Continuance No, but judges commonly grant short continuances
Writ Executed By Sheriff or constable
Writ Execution Timeline 10 days after judgment
Writ Execution Fee $35-$60
🔒 Lockout Procedure

Sheriff/constable executes writ of possession. Landlord changes locks.

📦 Tenant Property & Abandonment

Abandonment Period 30 days
📋 Abandonment Rules

TN Code §66-28-405. 30-day absence + nonpayment = prima facie abandonment. Also 15-day nonpayment + other indications (removal of possessions, utility termination). Landlord must post notice at premises AND mail to last known address. Notice must state: belief in abandonment; intent to reenter after 10 days; intent to re-rent if not contacted; intent to dispose of property 30 days after reentry; landlord phone/address. Tenant has 10 days to respond. Landlord must store property at least 30 days. After 30 days, may sell or dispose. Sale proceeds applied to unpaid rent, damages, storage, sale costs, attorney fees. Remaining balance held for tenant 6 months after sale.

🏦 Security Deposits

Return Deadline 30 days
Maximum Deposit No statutory limit
📝 Deposit Details

Must return within 30 days with itemized list. No cap on amount. Must notify tenant of any deductions.

💵 Late Fees

Late Fee Cap No state cap - 10% is common industry standard
📝 Late Fee Rules

Must be in lease. Charged only after grace period (if lease provides one). No statutory cap but must be reasonable.

🛡️ Tenant Protections

Retaliatory Eviction Protection Yes
Retaliation Window Not defined. TN Code §66-28-514 prohibits retaliation (rent increase, service decrease, eviction) for complaints about code violations, repair requests, or use of legal remedies. No statutory presumption window - courts evaluate proximity to protected activity case by case. Tenant may recover actual damages and reasonable attorney fees.
Rent Control No
📝 Rent Control Details

State preempts local rent control (Tenn. Code §66-35-102)

COVID Protections Active No
Fair Housing (State Additions) Tennessee adds no additional protected classes beyond federal FHA

🏙️ Local Overrides & City-Specific Rules

Cities with Overrides Nashville, Memphis, Knoxville
📝 Local Override Details

Nashville and Memphis may have additional procedural requirements. Check local court rules.

Underground Landlord

📝 Tennessee Eviction Process (Overview)

  1. Serve the required notice based on the eviction reason (nonpayment or lease violation).
  2. Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
  3. File an eviction case with the General Sessions Court. Pay the filing fee (~$130).
  4. Tenant is served with a summons and has the opportunity to respond.
  5. Attend the court hearing and present your case.
  6. If you prevail, obtain a writ of possession from the court.
  7. Law enforcement executes the writ and removes the tenant if necessary.

🏛️ Courthouse Information and Locations for Tennessee

📊 Data Confidence

ℹ️ Notes

ℹ️ Filing fees are approximate and may change - verify with local court clerk before filing | ℹ️ Eviction timelines are estimates - actual duration varies by county caseload, tenant response, and case complexity

⚠️ Disclaimer: This page provides general information about Tennessee eviction laws and does not constitute legal advice. Eviction procedures can vary by county and may change over time. Local jurisdictions may have additional requirements or tenant protections. For specific legal guidance, consult a qualified Tennessee attorney or local legal aid organization.
🐛 See an error on this page? Let us know
Underground Landlord Underground Landlord
🔍 Reduce Your Risk Before Signing a Lease: Tennessee landlords who screen tenants carefully before signing a lease significantly reduce their risk of ending up in eviction court. Understanding tenant screening in Tennessee — including background checks, credit history, income verification, and rental references — is one of the most cost-effective steps you can take to protect your rental property. Before you ever need Tennessee's eviction process, proper tenant screening can help you identify red flags early and avoid problem tenancies altogether.
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Disclaimer: This is general educational information, not legal advice. Consult a qualified Tennessee attorney for specific legal guidance.

Governing Law and Court System

Tennessee evictions are governed by:

URLTA vs. Non-URLTA Counties

This distinction is critical for notice requirements:

Courts: General Sessions Court (most common) or Circuit Court (requires bond and higher filing fee).

Filing fees: General Sessions: ~$42; Circuit Court: $225; Sheriff service: $10-$40.

Self-Help Eviction Prohibited

Self-help evictions are strictly illegal in Tennessee. Landlords cannot:

Only the sheriff can execute an eviction after court order. Self-help can result in liability and damages.

Legal Grounds for Eviction

Landlords may evict for:

Notice Requirements by Violation Type

Nonpayment of Rent: 14-Day Notice to Pay

In both URLTA and non-URLTA counties:

(TCA § 66-28-505)

Lease Violations (Curable): 14-Day Notice to Comply

For violations that can be fixed (unauthorized pets, noise, unauthorized occupants):

(TCA § 66-28-505)

Repeat Violations: 7-Day Notice (No Cure) – URLTA Only

If substantially same violation occurs within 6 months of prior violation:

(TCA § 66-28-505(a)(2)(B))

Lease Violations: 30-Day Notice – Non-URLTA Counties

In non-URLTA counties (population under 75,000):

(TCA § 66-7-109)

Illegal Activity: 3-Day Notice (No Cure)

For serious criminal activity:

(TCA § 66-28-517)

Health/Safety Violations: 3-Day Notice

For material health and safety violations:

Month-to-Month Termination: 30-Day Notice

To end periodic tenancy without cause:

(TCA § 66-28-512)

Week-to-Week Termination: 10-Day Notice (URLTA)

In URLTA counties:

Holdover After Lease Expiration

If tenant remains after fixed-term lease expires:

(TCA § 66-28-512)

Waiver of Notice

Tennessee allows tenant to waive written notice in the lease if:

Serving the Eviction Notice

Notice must be delivered via one of these methods:

Proof of service is essential – keep certified mail receipt, signed acknowledgment, or dated photo if posted.

Filing the Detainer Warrant

After notice period expires without compliance:

  1. File Detainer Warrant (complaint) in General Sessions Court
  2. Pay filing fee (~$42 General Sessions; $225 Circuit Court)
  3. Must include: tenant name, property address, reason for eviction, unpaid rent amount
  4. Court schedules hearing within 6-21 days

(TCA § 29-18-107, § 29-18-118)

Service of Summons (Detainer Warrant)

Landlord cannot serve summons personally – must use:

Methods of service:

Important: Service by posting only allows possession judgment – NOT money judgment.

Service fees: $40 in person; $10 by mail.

(TCA § 29-18-115)

Court Hearing

At the hearing:

Landlord should bring:

Default judgment: If tenant fails to appear, landlord typically wins automatically.

Judgment

If landlord wins:

10-Day Appeal Period

After judgment:

(TCA § 29-18-128, § 29-18-129, § 29-18-130)

Writ of Possession

After 10-day appeal period expires (if no appeal):

(TCA § 29-18-123, § 29-18-126)

Sheriff Enforcement

Once sheriff receives writ:

Abandoned Property

After eviction:

Tenant Defenses

Special Provisions

Military Personnel (SCRA)

If tenant qualifies under Servicemembers Civil Relief Act:

2025 Commercial Property Law (SB 0292/HB 0216)

Effective July 1, 2025: faster removal process for unauthorized occupants in commercial properties.

Typical Timeline (Uncontested – URLTA County)

Best Practices for Tennessee Landlords

Quick Reference: Tennessee Eviction Rules

Bottom line: Tennessee evictions require careful attention to whether your property is in a URLTA county (population 75,000+) or non-URLTA county, as notice requirements differ significantly. Nonpayment requires a 14-day notice after the 5-day grace period. Illegal activity allows immediate 3-day notice with no cure. Landlords must use sheriff or process server to serve summons—personal service by landlord is not allowed. Tenant has 10 days to appeal after judgment, but must post one year’s rent as bond. After the appeal period, sheriff must execute writ immediately with no grace period. Store abandoned property 30 days. Never attempt self-help eviction. Document everything for court.