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Eviction rules depend on the state. Which state is the rental in?

Tennessee eviction laws

Notices, deadlines, court and tenant rights in Tennessee — in plain English.

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Overview

The court case
Detainer warrant (unlawful detainer)
Court
General Sessions Court for the county where the property is located
Main laws
Uniform Residential Landlord and Tenant Act, Tenn. Code Ann. § 66-28-101 et seq. (esp. 66-28-505, 66-28-512, 66-28-517); Tenn. Code Ann. § 66-7-109 (counties not covered by URLTA); Tenn. Code Ann. § 29-18-101 et seq. (forcible entry and detainer)

Just-cause protection

No statewide law

Tennessee has no just-cause law. A month-to-month tenancy can be ended with 30 days' written notice and a fixed lease may be allowed to expire. Note: the URLTA rules apply only in counties with more than 75,000 people (such as Shelby, Davidson, Knox, Hamilton, Rutherford, Williamson, Sumner, Montgomery and others); smaller counties follow Tenn. Code § 66-7-109, which has similar notice periods. (Tenn. Code Ann. §§ 66-28-102, 66-28-512, 66-7-109)

Notices before filing, by reason

What a landlord must serve before filing — and what a tenant should expect to receive.

Unpaid rent — 14-Day Notice to Pay Rent or Quit (Notice of Termination)

Give a written 14-day notice to pay or leave. If the tenant pays all rent due within 14 days, the lease continues. If the same failure happens again within 6 months, a 7-day notice with no chance to pay (URLTA counties) or 14-day no-cure notice (other counties) may be used. A lease clause in 12-point bold type can waive the notice entirely.

14-Day Notice to Pay Rent or Quit (Notice of Termination)

Notice period
14 days
Counting
14 calendar days after the tenant RECEIVES the notice (day of receipt not counted). Rent is not late until after the 5-day grace period in § 66-28-201, so serve the notice only after that. If the last day falls on a weekend or holiday, wait until the next business day to file.
Tenant can fix it?
Yes, within the notice period
Must include
  • Tenant name(s) and address
  • The breach (unpaid rent and amount due)
  • Statement that if the rent is not paid within 14 days after receipt of the notice, the rental agreement will terminate
  • The termination date
  • Landlord name, date and signature
How to serve
Hand it to the tenant in person; First-class mail; Certified mail (return receipt); Post it on the door. Hand delivery is best. Mail (certified mail gives proof of receipt) or posting on the door is often used; the period runs from receipt, so allow time for mail delivery.
Law
Tenn. Code Ann. § 66-28-505(a)(2); § 66-7-109(a) (non-URLTA counties)
  • If the lease contains a waiver of notice in 12-point bold type that the tenant signed, the landlord may file the detainer warrant immediately after the rent is late (§ 66-28-505(b)), but the 5-day grace period still applies.
  • Repeat within 6 months: URLTA counties allow a 7-day notice with no cure (§ 66-28-505(a)); VERIFY the repeat rule in non-URLTA counties (§ 66-7-109).
  • Double-check with the court: Tennessee statutes do not specify service methods for these notices; courts look for proof the tenant actually received it.
The tenant broke the lease or rules — 14-Day Notice to Remedy or Quit (Material Noncompliance)

For a material lease violation, give written notice describing the breach. If it can be fixed (repairs, payment of damages), the tenant has 14 days to fix it; if it cannot be fixed, the lease ends on a date at least 14 days after receipt (URLTA counties). In non-URLTA counties a 30-day notice is commonly used for lease violations.

14-Day Notice to Remedy or Quit (Material Noncompliance)

Notice period
14 days
Counting
14 calendar days after the tenant receives the notice. In non-URLTA counties use 30 days (VERIFY).
Tenant can fix it?
Yes, within the notice period
Must include
  • Tenant name(s) and address
  • The acts or omissions that are the breach
  • Whether and how the breach can be fixed, and that the lease ends if not fixed within 14 days
  • The termination date
  • Landlord name, date and signature
How to serve
Hand it to the tenant in person; First-class mail; Certified mail (return receipt); Post it on the door. Hand delivery preferred; certified mail or posting with proof of receipt.
Law
Tenn. Code Ann. § 66-28-505(a)(1)-(3); § 66-7-109
  • Double-check with the court: Some sources describe a 30-day notice for lease violations in non-URLTA counties under § 66-7-109; confirm for your county.
The lease ended and the tenant stayed — no notice required

A fixed-term lease ends on its end date; state law requires no notice unless the lease does. If the tenant stays after the end date, the landlord may file a detainer warrant.

  • Check the lease for a required non-renewal notice. Accepting rent after the end date can create a month-to-month tenancy that needs a 30-day notice.
Ending a month-to-month tenancy (no fault) — 30-Day Notice to Terminate Month-to-Month Tenancy

A month-to-month tenancy ends with written notice at least 30 days before the rental date named in the notice. A week-to-week tenancy needs 10 days' written notice.

30-Day Notice to Terminate Month-to-Month Tenancy

Notice period
30 days (week-to-week: 10 days, month-to-month: 30 days)
Counting
Give at least 30 days before the periodic rental date specified in the notice; the tenancy ends on that rental date.
Tenant can fix it?
No
Must include
  • Tenant name(s) and address
  • Statement that the tenancy ends on a stated rental date at least 30 days away
  • Landlord name, date and signature
How to serve
Hand it to the tenant in person; First-class mail; Certified mail (return receipt); Post it on the door. Written notice; hand delivery or certified mail recommended.
Law
Tenn. Code Ann. § 66-28-512(a)-(b); § 66-7-109
Illegal activity, violence or serious damage — 3-Day Notice to Quit (Threat to Health or Safety)

If the tenant (or a household member or guest) commits a violent act, drug activity, or behavior that threatens the health or safety of others or seriously damages property, the landlord may give a 3-day written notice ending the tenancy, with no chance to cure.

3-Day Notice to Quit (Threat to Health or Safety)

Notice period
3 days
Counting
Tenancy ends at the end of 3 days after the notice is given; day of service not counted.
Tenant can fix it?
No
Must include
  • Tenant name(s) and address
  • Description of the violent act, drug activity or threatening conduct and when it happened
  • Statement that the tenancy ends in 3 days
  • Landlord name, date and signature
How to serve
Hand it to the tenant in person; Certified mail (return receipt); Post it on the door. Hand delivery is strongly recommended.
Law
Tenn. Code Ann. § 66-28-517; § 66-7-109
  • A tenant who is a victim of domestic abuse may not be evicted because of the abuse (§ 66-28-517(b)).

How a tenant responds

No written answer is required. The detainer warrant must be served at least 6 days before the trial date, and the tenant should appear at the General Sessions hearing on the date listed. If the tenant does not appear, the landlord can win by default. Appeal to Circuit Court must be filed within 10 days after judgment.

Deadline: at the hearing (no fixed written-answer deadline) · Tenn. Code Ann. §§ 29-18-115, 29-18-117, 27-5-108

City and local rules

  • Memphis (Shelby County), Nashville (Davidson), Knoxville (Knox) and Chattanooga (Hamilton) are URLTA counties. No major Tennessee city adds local eviction notice rules; state law prohibits local rent control.

Official court forms

Landlords

  • Detainer Summons (court-approved general sessions civil form)

All Tennessee forms →

Sources

Checked 2026-09. General information, not legal advice; laws change and courts differ. We strive for accuracy but don’t guarantee it.