Tennessee Eviction Laws & Process

Landlords with a firm grasp of Tennessee’s eviction process know how to remove tenants from rental properties when permitted by law. At the same time, tenants facing eviction have unalienable rights under Tennessee landlord-tenant law, and are well within their authority to exercise them.

The sections ahead will explain grounds for eviction, every step in the legal process, typical timelines and costs, guidance for landlords and tenants, and the laws that govern it all. Read on to learn more about how the eviction process works in the Volunteer State, from start to finish.

What is an eviction in the state of Tennessee?

Eviction in Tennessee is a legal process landlords use to remove tenants from rental property for legally supported reasons. Landlords often pursue eviction for unpaid rent, repeated lease violations, or dangerous conduct that disrupts other occupants. As in other states, Tennessee law requires landlords to follow a non-negotiable process to remove a tenant.

For the steps straight from the source, landlords can find Tennessee eviction laws, also known as the Uniform Residential Landlord and Tenant Act (URLTA), in Title 66-28 and 29-18 of the Tennessee Code.

Common Reasons for Eviction in Tennessee

Here are several of the most typical reasons landlords can pursue eviction in Tennessee:

Failure to Pay Rent

Under Tennessee law, landlords may consider rent late immediately after the lease’s stated due date. If the tenant fails to pay rent on time, the landlord may serve the tenant with a 14-Day Notice to Pay or Quit under URLTA, which sets a deadline for the tenant to pay all amounts owed before the landlord may file an eviction action in court. (Landlords may not assess any late fees until the tenant is 5 days late on rent, however.)

Note: Tennessee’s Uniform Residential Landlord and Tenant Act applies only in counties that have adopted it, which are typically those with larger populations. In areas not governed by URLTA, the notice required for nonpayment of rent may differ and is often dictated by the lease terms or other applicable state law. Always reference local regulations before issuing a notice for late rent.

Supporting law: Tenn. Code Ann. § 66-28-201, § 66-28-505

Breach of the Lease Agreement

When a landlord and tenant enter into a Tennessee lease agreement, both parties are legally bound by its terms. If a tenant violates those terms, the landlord should review the lease and applicable law to determine the appropriate next steps.

Certain lease violations may be considered curable under Tennessee law. In these cases, landlords must typically serve a 14-Day Notice to Cure or Quit, which gives the tenant an opportunity to fix the violation. If the tenant commits the same or a similar violation again within 6 months, the landlord may then serve a 7-Day Notice to Quit without an opportunity to cure.

A 3-Day Notice to Quit, which demands that a tenant vacate with no opportunity to cure, is reserved for circumstances involving serious criminal or dangerous conduct and does not apply to ordinary lease breaches.

Supporting law: Tenn. Code Ann. § 66-28-505, § 66-28-517

Illegal Activity on the Premises

When a tenant engages in criminal conduct within the rental unit that threatens health, safety, or property, a landlord may pursue eviction under Tennessee law. Serious criminal activity (like manufacturing or distributing drugs) generally constitutes a non-curable violation and may support an expedited 3-Day Notice to Quit.

Landlords may instead treat lesser illegal conduct that does not pose an ongoing threat as a curable lease violation and address it through a written warning or a 14-Day Notice to Cure or Quit. Landlords must always match the notice to the type of breach.

Supporting law: Tenn. Code Ann. § 66-28-517

Damage to the Rental Property

Tennessee law requires tenants to “keep that part of the premises that the tenant occupies and uses as clean and safe as the condition of the premises permits.” When a tenant causes damage beyond normal wear and tear, the landlord may treat the conduct as a breach of the lease.

In these situations, landlords should document the damage with photographs, repair estimates, and written records. The nature and severity of the damage (particularly whether it materially affects health, safety, or the condition of the property) determines whether the landlord should treat the issue as curable or incurable under Tennessee law.

Supporting law: Tenn. Code Ann. § 66-28-401

Health & Safety Violations

Tennessee law requires tenants to keep the areas of the rental they live in reasonably clean and safe. A tenant’s failure to meet these standards may constitute a lease violation and may support eviction proceedings if the landlord complies with Tennessee’s notice-and-cure requirements.

A few examples of health and safety violations in Tennessee include:

• Leaving piles of trash on an apartment balcony that attracts pigeons, crows, and gulls.
• Allowing standing water to fester in a rental’s bathroom creating a health hazard.
• Storing gasoline cans inside a duplex’s garage near an active space heater.

Tennessee law imposes an implied warranty of habitability on all landlords. As such, tenants also remain responsible for maintaining clean and safe conditions within their rental unit (so long as those conditions are within the tenant’s control).

Supporting law: Tenn. Code Ann. § 66-28-401, § 66-28-304

Tenant is in a Month-to-Month Rental Contract

Landlords generally do not need to provide a specific reason to terminate a Tennessee month-to-month lease agreement, provided the termination is lawful and non-retaliatory. To do so, the landlord must deliver a written 30-Day Notice to Quit to terminate the tenancy at the end of the rental period. If the tenant stays in the rental unit after the notice period expires, the landlord may file an eviction action with the appropriate local court to begin the legal process.

Supporting law: Tenn. Code Ann. § 66-28-512

The Complete Eviction Process in Tennessee

Here are the steps landlords must follow to pursue eviction in Tennessee, listed in chronological order:

1. Landlord Issues Notice to the Tenant

When a tenant engages in behavior that warrants eviction, the landlord can issue a notice tailored to the circumstances. In some situations, the landlord may allow the tenant to correct the issue before taking further action.

Not all circumstances are the same, however. More serious situations do not require an opportunity to cure, and the landlord can issue a notice ordering the tenant to leave by a set deadline. The correct choice depends on Tennessee law, so landlords should review these requirements closely to avoid using the wrong notice.

Notice Forms & Timelines

• 14-Day Notice to Pay or Quit: Landlords use this notice when a tenant fails to pay rent after the 5-day statutory grace period in counties covered by the Uniform Residential Landlord and Tenant Act. The notice gives the tenant 14 days to pay the full amount owed.
• 14-Day Notice to Cure or Quit: Landlords use this notice for curable lease violations, such as minor rule breaches or first-time noncompliance. The notice gives the tenant 14 days to fix the issue and avoid facing eviction in court.
• 3-Day or 7-Day Notice to Quit: Landlords use these notices for violations that Tennessee law treats as incurable. The 3-day notice applies to specific dangerous or illegal conduct, and the 7-day notice applies to repeat noncompliance within 6 months.
• 30-Day Notice to Quit: Landlords use this notice to end a month-to-month tenancy without providing a reason. The landlord must provide at least 30 days’ written notice before the termination date.

Supporting law: Tenn. Code Ann. § 66-28-505, § 66-28-512

2. Landlord Files an Eviction Lawsuit With the Courts

If a tenant in Tennessee fails to cure a lease violation or remains in the rental unit past the move-out deadline stated in a notice, the landlord may file a Detainer Warrant with the appropriate county court. This filing formally initiates the eviction case and requests that the court return possession of the property to the landlord.

After the landlord files the Detainer Warrant, the court clerk will schedule a hearing and assign a date and time. In Tennessee, eviction hearings are typically set within 7 to 21 days, depending on the court’s schedule and workload. Filing fees vary by county but usually range from $50 to $200.

Supporting law: Tenn. Code Ann. § 29-18-104, § 29-18-110

3. Court Summons Paperwork Served to Tenant

Once the court clerk sets a hearing date, the landlord must ensure that a sheriff, constable, or other court-authorized process server correctly serves the Detainer Warrant and Court Summons to the tenant, in accordance with local laws. The process server then must complete the Return of Service paperwork and file it directly with the county court clerk. If they fail to do so, the court may postpone or dismiss the eviction case.

After the tenant receives the Detainer Warrant and Court Summons, they do not need to file additional paperwork, but must appear in court on the scheduled date to contest the eviction. If the tenant fails to show up, the judge will typically enter a default judgment and award possession of the property to the landlord.

Supporting law: Tenn. Code Ann. § 29-18-115, § 29-18-116

4. Tenant and Landlord Attend an Eviction Hearing

On the court date, the landlord and tenant, along with any legal representatives, must appear before a local judge for the eviction hearing. Each party will have a chance to present evidence, including lease agreements, photographs, payment records, written notices, repair estimates, and other relevant documentation. The judge may ask questions, request additional evidence, or call witnesses to clarify any uncertainties.

Supporting law: Tenn. Code Ann. § 29-18-118

5. Judge Reaches a Ruling

After reviewing the testimony and all submitted evidence, the judge will usually issue a ruling at the end of the hearing or continue the case to a later date if they lack sufficient evidence to make an informed decision.

If the judge rules in favor of the tenant, they will deny the eviction, and the tenant will be allowed remain in the rental unit under their current lease terms. If the judge rules in favor of the landlord, the court will issue a Judgment for Possession, which confirms the landlord’s legal right to regain possession of the property.

Supporting law: Tenn. Code Ann. § 29-18-123

6. Landlord Obtains a Writ of Possession Authorizing Removal of Tenant

Once the court issues a Judgment for Possession in favor of the landlord, the landlord may then request a Writ of Possession from the court, which authorizes the local sheriff or other law enforcement officer to remove the tenant from the rental unit in accordance with Tennessee law.

After the court issues the writ, the landlord must coordinate with local law enforcement to schedule an execution. Depending on local practice, law enforcement may post notice of the pending eviction date at the rental property.

Supporting law: Tenn. Code Ann. § 29-18-124, § 29-18-125

7. Law Enforcement Removes Tenant from Rental Property

If the tenant does not voluntarily vacate before the scheduled eviction date, a sheriff or constable will return to carry out the removal. In Tennessee, only law enforcement can enforce the eviction, and landlords must avoid any and all forms of self-help eviction.

Tennessee does not provide any regulations on how landlords should deal with an ex-tenant’s personal property left behind after an eviction. As a result, how a landlord should handle these abandoned belongings may depend on lease terms, local laws, or court guidance.

Supporting law: Tenn. Code Ann. § 29-18-125

Typical Eviction Timelines in Tennessee

The full eviction timeline in Tennessee, from the landlord’s first notice to the tenant’s removal, usually takes several weeks. These timelines vary by county, the court’s schedule, and the type of notice the landlord must deliver.

Here are the typical eviction timelines to expect in Tennessee:

Landlord Retaliation & Harassment During Eviction

Tennessee law prohibits landlords from retaliating against or harassing tenants at any point during a lease, including during an eviction case. Retaliation or harassment can lead to legal penalties and may weaken the landlord’s position in court.

Examples of landlord retaliation include:

• Raising rent after the tenant reports a problem.
• Cutting services because the tenant contacted an inspector.
• Threatening eviction after a tenant documents unsafe conditions.

Examples of landlord harassment include:

• Entering the rental unit without proper advance notice.
• Showing up to a rental late at night without explanation.
• Calling repeatedly to pressure the tenant.

Tennessee tenants should report any retaliation or harassment and keep detailed notes, messages, or photos that show what occurred.

Supporting law: Tenn. Code Ann. § 66-28-514

Tips for Tenants Attempting to Avoid Eviction

Facing eviction is stressful, but you can take practical steps to prevent the situation from escalating. Here are a few pointers to remember:

Develop a healthy relationship with your landlord: Regular, respectful communication can help you address minor issues before they escalate. Simple updates or quick check-ins often clear up concerns and keep both sides on the same page.

Know your rights and responsibilities: Tenants who understand Tennessee landlord-tenant laws are better equipped to comply with lease terms, resolve disputes, and protect their housing.

Address mistakes immediately: Taking prompt action after you miss a rent payment or breach a lease term will signal to your landlord that you’re taking the issue seriously and want to work with them to resolve it as soon as possible.

Negotiate an alternative solution: Initiate an open, honest conversation about payment plans, short extensions, or temporary adjustments to align on a solution. Taking this approach shows good faith and often prevents minor issues from snowballing into eviction proceedings.

Seek legal help when necessary: Reach out for legal guidance when a situation becomes overwhelming or untenable. For affordable or free support, contact the Legal Aid Society of Middle Tennessee and the Cumberlands.

Tips for Landlords Seeking to Evict Tenants

Evictions are stressful for Tennessee landlords, and there is added pressure to follow the exact steps outlined in the law. The practices below will help you protect your rights while keeping the process compliant:

Never attempt self-help eviction: As with all other 49 states, Tennessee law requires landlords to follow formal procedures. Actions such as changing the locks, shutting off utilities, or removing belongings constitute illegal self-help eviction.

Know your Tennessee landlord-tenant laws: A solid understanding of the Uniform Residential Landlord and Tenant Act will help you navigate notice requirements, timelines, and court procedures, while avoiding costly legal mistakes in the process.

Consider a cash-for-keys settlement: Offering a reasonable lump sum move-out payment to your tenant could be enough to convince them to leave voluntarily. Even if it feels unfair, proceeding this way could expedite the process and help both parties avoid court.

Serve the proper notice: Tennessee law sets specific notices for late rent, curable violations, and incurable issues. Failing to issue the correct notice could derail an eviction case.

Screen future tenants thoroughly: Careful tenant screening could match you up with the right tenants and help you avoid eviction altogether. To do so, use a trusted service to analyze a candidate’s rental history, income, references, and criminal history.

Handle Evictions Confidently with TurboTenant

Tennessee’s eviction process can put the heat on everyone involved. Thankfully, TurboTenant’s property management software can help landlords by screening tenants, creating compliant lease agreements, tracking rent payments, storing tenant records, and more.

Sign up for a free account today to stay organized and prepare yourself for every stage of the landlord-tenant relationship.