Eviction In Tennessee

As a landlord, eviction is one of those parts of the job that's never pleasant—but sometimes necessary. You might hear it called "forcible entry and detainer" or "unlawful detainer," but whatever the term, the key thing to remember is this: eviction isn't just a business decision—it's a legal action.

Because of that, there are strict rules in place to make sure the process is fair and doesn't create unsafe or unjust housing conditions. That means landlords can't simply kick out a tenant without a valid reason or skip over the legal steps. Doing so isn't just risky—it's illegal.

That said, landlords do have rights. If a residential tenant fails to pay rent, damages the property, or violates the lease in some other way, you're within your rights to pursue eviction. In many cases, it's the only way to protect your investment and enforce the lease agreement.

But here's the catch: eviction laws and tenant rights vary depending on where your rentals are located. What works in one state—or even one county, might not apply in another. If you're managing rental properties in Tennessee, it's important to understand the specific rules and steps you're required to follow.

In this article, we'll walk you through Tennessee's eviction process, step by step. Knowing what's required not only helps you handle tenant issues more effectively—it also keeps your rental business on solid legal ground.

Disclaimer: Innago does not provide legal advice. The content and material provided in this article are for general informational purposes only and may not be the most up-to-date information. Tennessee's eviction laws can be found at TN Code § 29-18.

Reasons for Eviction in Tennessee

In Tennessee, landlords have the legal authority to evict tenants for a variety of reasons, most of which hinge on the terms outlined in a written lease agreement. Understanding the most common and enforceable grounds for eviction is essential for protecting your property and ensuring compliance with Tennessee law. Below are the primary reasons you may initiate eviction proceedings, along with key details relevant to each situation:

1. Nonpayment of Rent

The most common reason for eviction is a tenant's failure to pay rent. Under Tennessee law, rent is considered late if it is not paid within five days after the due date specified in the lease. This five-day grace period gives tenants a limited window before legal action may be initiated.

If a tenant fails to pay rent by the end of this period, you are legally entitled to begin the eviction process. Make sure to issue proper notice in writing, clearly stating the amount owed and any applicable late fees as outlined in your lease agreement.

2. Violation of Lease Terms

Every lease is different, but tenants are always expected to adhere to the terms of the agreement they signed. Lease violations can cover a broad spectrum of issues—some of which may be minor nuisances, while others could be serious breaches that compromise the safety or integrity of the rental property.

Common examples of lease violations include:

• Causing significant damage to the property
• Housing unauthorized pets in a pet-free property
• Smoking in designated non-smoking units or areas
• Exceeding the allowable number of occupants

The infractions, particularly when repeated or unaddressed, can justify eviction. Be sure to document the violations and communicate with the tenant in writing to provide a chance to cure the breach, where applicable.

3. Engaging in Illegal Activity

Illegal activity conducted on or near the rental premises is a serious issue that landlords must address promptly. Under Tennessee law, you may pursue eviction if a tenant engages in criminal conduct that endangers the health, safety, or quiet enjoyment of others on the property.

This includes, but is not limited to:

• Drug manufacturing or distribution
• Physical assault or threats of violence
• Property used for illegal gambling or prostitution

Immediate action may be warranted in these cases, often with a shorter notice requirement, depending on the nature of the offense.

3. Health and Safety Violations

Tennessee law emphasizes maintaining habitable living conditions that align with local housing, building, and safety codes. If a tenant causes or allows conditions that materially affect health and safety, this can serve as grounds for eviction.

Example of material health or safety violations include:

• Failing to dispose of garbage over an extended period, attracting pests or creating unsanitary conditions
• Tampering with or damaging electrical systems, creating fire hazards
• Damaging or disabling plumbing fixtures, leading to water damage or mold issues

In these instances, the tenant may be given an opportunity to correct the issue within a specified time frame. If they fail to do so, you can proceed with an eviction.

Step-by-Step Eviction Process in Tennessee

1. Landlord serves an eviction notice.
2. Landlord files an eviction lawsuit with the court.
3. Court serves tenant a summons.
4. Landlord and tenant attend court hearing and receive judgment.
5. Sheriff serves the writ and forcibly removes the tenant

Note: In Tennessee, the eviction laws that apply depend on the population of the county. The Uniform Residential Landlord Tenant Act (URLTA) (Title 66 Chapter 28 of the Tennessee Code) applies in counties with a population over 75,000 (currently, these counties are: Anderson, Blount, Bradley, Davidson, Greene, Hamilton, Knox, Madison, Maury, Montgomery, Rutherford, Sevier, Shelby, Sulivan, Sumner, Washington, Williamson, and Wilson). For all other counties, the Tennessee Code regulates evictions.

This article will primarily focus on the URLTA eviction process, but be sure to review the Tennessee Code regulations if your rental units are in a county with a population less than 75,000.

1. Landlord Serves an Eviction Notice

The first step in the eviction process is to serve a Tennessee notice to quit and state that the tenant has the appropriate number of days to remedy or cure the violation. There are many possible eviction notices a landlord might send in Tennessee depending on whether the county is subject to URLTA or the Tennessee Code.

URLTA Eviction Notices (Counties with population > 75,000)

• Rent Demand Notice: 14 days to pay or quit. If rent is unpaid when due, the landlord must deliver this notice stating the amount of unpaid rent required to remedy the breach and the date on which the lease will terminate if it is not paid (not less than 14 days after receipt of the notice) (URLTA, § 66-28-505(a)(1-2)).
• Notice for Lease Violation: 14 days to quit. If a tenant violates any other lease provisions, the landlord may send this notice giving the tenant 14 days to vacate the unit. The landlord may choose to offer the tenant an opportunity to cure the breach, but if the violation is not remediable by repairs or payment of damages, the landlord is not required to provide a cure remedy (URLTA, § 66-28-505(a)(1-2)).
• Notice for Repeat Violation: 7 days to quit. If a tenant commits substantially the same noncompliance within six months, the landlord may terminate the rental agreement after giving 7 days’ written notice specifying the breach and lease end date. The landlord is not obligated to give the tenant a second chance to cure the breach (URLTA, § 66-28-505(a)(2)(B)).
• Unconditional Notice to Quit: 3 days to quit. If the tenant commits a severe violation, the landlord may terminate the rental agreement after sending three days’ notice. Possible violations warranting this notice include the following under URLTA, § 66-28-517(a-f):Willfully or intentionally committing a violent act
  Behaving in a way that is or threatens to be a real and present danger to the health, safety, or welfare of the life or property of others
  Creating a hazardous or unsanitary condition on the property that affects the health, safety, or welfare of others
  Refusing to vacate the premises after entering as an unauthorized subtenant or other unauthorized occupant.

Tennessee Code Eviction Notices (Counties with population < 75,000)

• Rent Demand Notice: 14 days to pay or quit. If rent is unpaid when due, the landlord must deliver this notice stating the amount of unpaid rent required to remedy the breach and the date on which the lease will terminate if it is not paid (not less than 14 days after receipt of the notice). The landlord is required to provide an opportunity to cure the breach by paying rent (TN Code § 66-7-109(a)).
• Notice for Damage Beyond Normal Wear and Tear: 14 days to cure or quit. If a tenant causes damage to the unit beyond normal wear and tear, the landlord may deliver this notice stating the breach and the date on which the lease will terminate (not less than 14 days after receipt of the notice). If the damage is remediable by repairs or payment of damages, the landlord must give the tenant an opportunity to do so to avoid eviction (TN Code § 66-7-109(a)(1-2)).
• Unconditional Notice to Quit (Violence): 14 days to quit. If the tenant or tenant’s guest willfully or intentionally commits a violent act on the premises or creates/threatens a real and present danger to the health, safety, or welfare of others' lives or property, the landlord may send this notice providing the tenant 14 days to vacate the unit. The landlord is not obligated to provide any opportunity to cure or fix the breach (TN Code § 66-7-109(a)(1)).
• Notice for Other Lease Violations: 30 days to quit. If a tenant violates any other lease provisions, the landlord may send this notice giving the tenant 30 days to vacate the unit. The landlord is not obligated to give the tenant an opportunity to correct the breach (TN Code § 66-7-109(b)).
• Notice for Repeat Violation: 14 days to quit. If a tenant commits substantially the same noncompliance within six months, the landlord may terminate the rental agreement after giving 14 days’ written notice specifying the breach and lease end date. The landlord is not obligated to give the tenant a second chance to cure the breach (TN Code § 66-7-109(a)(2)).
• Notice for Unauthorized Subtenant/Occupant: 3 days to quit. If a tenant allows a subtenant or other occupant to move in without the landlord’s permission, and that person refuses to vacate the premises, the landlord may send this notice providing three days to quit the unit (TN Code § 66-7-109(f)).
• Unconditional Notice to Quit: 3 days to quit. For non-URLTA-regulated counties and in certain other circumstances (e.g., tenancies in a housing authority), the landlord may send a three-day unconditional eviction notice for severe noncompliance. Such noncompliance includes the following under TN Code § 66-7-109(d):Committing a violent act
  Engaging in drug-related criminal activity
  Behaving in a manner that constitutes or threatens to be a real and present danger to the health, safety, or welfare of the life or property of others

Note that week-to-week tenancies in Tennessee may be terminated via a 7-day quit notice, regardless of the reason.

For all evictions, the landlord may recover actual damages and reasonable attorney’s fees.

2. Landlord Files an Eviction Lawsuit with the Court

If the tenant does not cure the breach within the notice period (or if the breach is uncurable and the notice period expires), the next step is to file an eviction complaint in court (this is also known as a forcible entry and detainer action, or the eviction lawsuit). Forcible entry and detainer cases may be tried before any judge of the court of general sessions in the county where the property is located (TN Code § 29-18-107). Eviction cases may also be started in Tennessee Circuit Court, but the landlord will need to give bond and security to account for costs and damages (TN Code § 29-18-108).

The landlord will also need to pay a court filing fee at this time, which varies by court. In circuit court the fee is $225, while in general sessions court the fee is $42.

3. Court Serves Tenant a Summons

After the complaint is filed, a single general sessions judge will issue a summons. According to Tennessee law, this summons is known as a “warrant.” The warrant commands the sheriff of the county to summon the tenant to appear before the court on a specific date and time for the eviction hearing (TN Code § 29-18-112)

According to Tennessee eviction laws, the warrant should be served to the tenant with a copy of the complaint by the sheriff or any constable of the county. It can be served to any adult found on the premises. If the tenant cannot be personally served after the sheriff tries on three different dates, the sheriff should do the following at least six days before the hearing date as per TN Code § 29-18-115(e)(2):

1. Post a copy of the warrant or summons on the front door of the premises.
2. Send a copy of it by USPS first class mail to the rental unit.
3. Make an entry of this action on the face of the warrant.

In some cases, personal service after a first attempt is not required. If the tenant:

• is a nonresident of the state,
• abandoned the unit,
• does not live in the county,
• has no known name, or
• is a domestic corporation that has ceased with no known representatives,

the landlord should instead simply post a copy of the summons and complaint on the front door of the rental unit at least 15 days before the date of the hearing (TN Code § 29-18-115)(a)).

The cost to have the sheriff serve the summons is $40 if in person and $10 if by mail. In lieu of having the sheriff serve the summons, the landlord can also opt to serve it themselves or have their attorney/agent do it. In this case, the landlord (or attorney or agent) should lodge the original summons and a copy certified with the clerk with the sheriff of the county, who will send a copy via certified mail to the tenant (TN Code § 29-18-115)(b)).

After service is made in all methods, the original process, an affidavit of the appropriate sheriff or constable, and the return receipt signed by the tenant should be attached together and filed with the clerk of the court of general sessions (TN Code § 29-18-115)(d)).

4. Landlord and Tenant Attend Court Hearing and Receive Judgment

As mentioned above, the eviction hearing will be held no less than six days from the date the summons was served (TN Code § 29-18-117). It can be postponed up to 7 days at the request of either party, but only if the judge determines there is good reason for doing so (TN Code § 29-18-118).

On the day of the eviction hearing, the landlord should bring copies of the lease agreement, the eviction notice with proof of service, the complaint, and any evidence of the lease violation. Both the landlord and tenant will present their cases and any evidence to the judge, who will afterwards issue a judgment. If the judge rules in the landlord’s favor, the court will issue a Writ of Possession (downloadable here) after at least ten days, which authorizes the tenant’s removal from the rental unit (TN Code § 29-18-123, § 29-18-126). Rent, interest, and damages will be assessed by the judge and rendered judgment for as well (TN Code § 29-18-125).

The tenant may choose to file an appeal, but they must do so within the ten-day period before the writ is issued.

5. Sheriff Serves the Writ and Forcibly Removes the Tenant.

A copy of the writ will be sent to the sheriff, ordering them to serve and execute it. Once the sheriff receives the writ, they must remove the tenant immediately—there is no final notice period (beyond the 10-day period after the trial before the writ is issued) (TN Code § 29-18-130(a)). The sheriff will serve the writ to the tenant, and if they still refuse to leave, the sheriff will forcibly remove the tenant from the property.

Keep in mind that there is a $40 fee for service of the writ, and another $40 fee for execution of it and removal of the tenant by the sheriff.

Storage Rules

After an eviction, the landlord should put any abandoned personal belongings in one of the following places:

• On the premises/rental unit
• In an appropriate area clear of the entrance to the premises
• At a reasonable distance from any roadway

After placing the items in a designated area, the landlord cannot move or disturb them for 48 hours. If the tenant has not come to claim them and the property is still there after the two-day period, the landlord can dispose of whatever is left. The landlord is not liable for any damages to the tenant’s property during or after the storage period, unless it can be clearly established that the landlord maliciously caused the damage (TN Code § 29-18-127(b-d)).

Evicting a Squatter in Tennessee

A squatter is a person who moves into a vacant or abandoned property without getting permission from the owner or paying rent. Squatters can usually be charged as criminal trespassers and be evicted like any other tenant. However, some squatters can receive the right to possession by meeting certain state-determined criteria. In Tennessee, there are two circumstances under which a squatter could claim squatter’s rights:

1. The squatter occupied the property and paid property taxes for 20 continuous years.
2. The squatter occupied the property with color of title for seven years.

If either of these circumstances hold, the squatter can invoke Tennessee squatters rights and attempt to claim right of possession (TN Code § 28-2-109, 28-2-101). Their possession must also be:

• Hostile/Adverse—The squatter must not have a valid lease with the owner
• Actual—The squatter must be actively residing on the property
• Open and Notorious—The squatter is openly and obviously living there.
• Exclusive—The squatter does not share possession of the property with anyone else.
• Continuous—The squatter must hold continuous and uninterrupted possession.

While relatively rare, if a squatter meets all these criteria, they have “color of title”: the right of legal ownership without having a written deed to the property. They can file an action for adverse possession in Tennessee to legally obtain the title to the property. However, in most cases, a squatter will not meet the criteria and can be removed. If you think a squatter is living in your vacant property in Tennessee, you should:

1. Call local law enforcement.
2. Determine whether the person is a trespasser or a squatter.
3. If the person is a trespasser, they can be removed immediately by a police officer.
4. If the person is a squatter, you must contact the sheriff’s office.
5. Send the squatter an eviction notice as per Tennessee eviction law.
6. If the squatter does not vacate the premises by the end of the notice period, file for eviction and follow the typical eviction process.
7. Only the sheriff can physically remove a squatter from your property. You cannot do so, and neither can a police officer.

Additional Reading: Tennessee Squatter's Rights and Adverse Possession Laws [2025]

How Much Does an Eviction Cost in Tennessee?

This chart shows estimates of the approximate cost of an eviction in Tennessee, according to civil procedure in the state and iPropertyManagement. A highly accurate estimate of an eviction is impossible to provide, as cases and circumstances vary so widely. Remember to factor in other losses due to an eviction as well, such as lost rent, time, and stress.

How Long Does an Eviction Take in Tennessee?

The chart below shows an estimate of the duration of each part of the eviction process in Tennessee. Keep in mind that the length of eviction cases varies widely depending on the complexity of the eviction, the court’s current caseload, and whether or not the tenant contests or appeals the lawsuit.

Eviction Tips for Landlords

While evictions may sometimes be necessary, many issues can be addressed early with the right strategies. The following tips can help you lower the chances of needing to evict a tenant:

• Start with strong tenant screening. Carefully review each application by verifying income, credit score, criminal records, and past evictions. A thorough screening process helps ensure more reliable and responsible renters from the jump.
• Use straightforward, easy-to-read lease agreements. A clear lease—free of confusing legal terms and full of specific, understandable rules—makes it easier for tenants to follow guidelines and recognize what constitutes a breach.
• Conduct regular property inspections. Periodic walk-throughs help you identify maintenance issues or lease violations before they become serious problems.
• Offer a brief grace period. Even dependable tenants can face unexpected financial hiccups. A short window for late payments can help resolve temporary setbacks without needing immediate legal intervention.
• Foster open and honest communication. When tenants feel safe discussing personal challenges—like job loss or surprise expenses—you're more likely to find a practical solution that benefits both parties.
• Keep the dialogue going. If a tenant begins to fall behind on rent, don't head straight to court. A candid conversation might uncover solvable issues—such as setting up a payment plan, modifying lease terms, formalizing an extra occupant, or arranging for a sublease.

Additional Reading: Tennessee Background Checks & Screening Online

If eviction becomes the only option, a careful and organized approach can help you avoid delays, errors, and additional stress. These best practices can help the process run more smoothly:

• Follow court rules and timelines closely. Even minor errors—like filing incorrect paperwork or missing a court date—can lead to major setbacks or require restarting the process. Stay aligned with your local laws at every stage.
• Don't accept partial rent payments mid-process (unless legally advised). In many states, accepting any portion of rent after filing for eviction can reset the timeline or invalidate your case. Unless directed otherwise by legal counsel or the court, hold off on rent collection until the process concludes.
• Keep detailed records. Solid documentation is crucial. Maintain complete files including payment history, lease infractions, photos or videos of property damage, notices sent, and all tenant communication. Statements from other tenants may also support your case if needed.
• Use property management tools. A good software system can help you monitor payments, flag delinquencies, and generate well-organized, time-stamped records—making it easier to present your case in court.
• Think about hiring an experienced attorney. While it's possible to navigate the process yourself, a seasoned attorney—especially one well-versed in local landlord-tenant laws—can handle findings, represent you in court, and help ensure the process goes smoothly. Their expertise can often save you time, money, and stress in the long term.

Conclusion

The eviction process in any state can be long and complex, so hiring an eviction attorney is advised in most cases. It’s also important to note that municipalities and local governments often have stricter laws and requirements for landlords, so be sure to check local statutes as well as state ones. However, by reviewing the legal procedures and Tennessee laws on eviction, you can feel more confident pursuing an eviction in this state.

FAQs

What are the valid reasons for evicting a tenant in Tennessee?

In Tennessee, landlords can evict tenants for several reasons, including nonpayment of rent, violation of lease terms, holding over, engaging in illegal activities on the premises, or causing health and safety violations.

What is the required notice period before filing for eviction in Tennessee?

The notice period for eviction in Tennessee varies depending on the reason for eviction and the set of statutes that apply in your locality. For instance, in counties under the Uniform Residential Landlord and Tenant Act (URLTA), a 14-day notice is required for nonpayment of rent. Most eviction notice periods in Tennessee are between three and 30 days.

Can a landlord evict a tenant without going to court in Tennessee?

No, landlords must follow the legal eviction process, which includes filing a detainer warrant in court. Self-help evictions, such as changing locks or shutting off utilities, are illegal.

How long does it take to evict a tenant in Tennessee?

The Tennessee eviction process can take approximately 4 to 8 weeks, depending on factors such as the reason for eviction, whether the eviction is contested, and court schedules.

What happens if a tenant does not vacate after an eviction judgment?

If a tenant does not vacate after a court issues an eviction judgment, the landlord can request a Writ of Possession, authorizing the sheriff to remove the tenant from the property.

Court Documents

• Writ of Possession
• Notice of Appeal

Additional Resources

• Tennessee Rules of Civil Procedure – This site has the specific rules of civil procedure and court policies in Tennessee.
• Tennessee General Sessions Civil Filing Fees – This page lists the various court costs and fees for the Tennessee General Sessions Court.
• Tenant Eviction Guide for URLTA-regulated counties – A pdf guide to the eviction process for tenants in URLTA-regulated counties, written in clear and plain language.
• Tenant Eviction Guide for non-URLTA-regulated counties – A pdf guide to the eviction process for tenants in all other counties, written in clear and plain language.