The Tennessee eviction process and laws can be challenging even for the most experienced landlords. This guide walks through why evictions happen, how courts handle filings, timelines to expect, and which landlord-tenant laws shape the process statewide.
How Tennessee Law Defines Eviction
An eviction in Tennessee occurs when a landlord takes legal action in court to repossess a rental property. The process demands precision, and every notice, filing, and deadline must align with state law to hold up in court.
You can find Tennessee’s eviction rules under the Uniform Residential Landlord and Tenant Act, outlined in Tenn. Code Ann. §§ 66-28-101 through 66-28-521, which guides landlords from the first notice to final possession.
Eviction With Just Cause
In Tennessee, “just cause” means a landlord must have a lawful reason to remove a tenant from their rental unit, such as unpaid rent, property damage, or criminal activity. Each reason comes with its own notice type and timeline, and some violations allow tenants a short chance to correct the issue before the landlord files in court.
Smart landlords document everything from day one. Keep detailed rent ledgers, photos of damage, and copies of every written notice to help yourself out in eviction court.
Applicable law: Tenn. Code Ann. § 66-28-505, Tenn. Code Ann. § 66-28-512
No-Fault Evictions
In Tennessee, landlords can decide not to renew a fixed-term lease once it naturally expires, as long as they provide proper written notice and follow the lease timeline. However, they cannot terminate a lease early without legal cause or ignore anti-retaliation laws that protect tenants.
For month-to-month rentals, landlords across Tennessee must give tenants at least 30 days’ written notice before ending the agreement. Doing so allows landlords to take back their property legally without having to prove cause, provided that they comply with state law.
Applicable law: Tenn. Code Ann. § 66-28-512
Grounds for Eviction in Tennessee
Landlords in Tennessee may evict tenants for several legally recognized reasons, which include:
Lease Violations
A rental agreement sets the ground rules for how landlords and tenants share responsibility. When tenants cross those lines, landlords in Tennessee gain the legal right to begin eviction proceedings in court.
Examples of lease violations include:
- Turning a quiet Knoxville apartment into an unapproved Airbnb on weekends.
- Hiding a pit bull in a Nashville rental that bans pets.
- Painting hardwood floors in a Murfreesboro duplex without written consent.
A detailed lease agreement protects both sides by spelling out expectations upfront. Reviewing those terms together before move-in helps prevent future disputes and gives landlords solid documentation if they ever need to enforce the lease in court.
Applicable law: Tenn. Code Ann. § 66-28-505
Non-Payment of Rent
When Tennessee tenants fall behind on rent, landlords must follow clear state rules before proceeding with an eviction. Tennessee law gives tenants a 5-day grace period (excluding legal holidays) to make full payment after the rent due date.
If the tenant still doesn’t pay after that window closes, the landlord can issue a 14-Day Notice to Pay or Quit, giving them one last chance to settle the balance or leave the rental. Landlords should always issue this notice in writing and keep records of payment requests and delivery dates for court purposes.
Applicable law: Tenn. Code Ann. § 66-28-201, Tenn. Code Ann. § 66-28-505(a)
Illegal Use of the Premises
Tennessee law allows landlords to evict tenants who use their rental property for illegal purposes. Whether someone runs an unlicensed gambling ring in a Memphis basement, stores stolen electronics in a Chattanooga garage, or cooks drugs in a Knoxville shed, landlords should act fast.
Judges across Tennessee take these cases seriously, especially when illegal behavior threatens neighbors or damages property. Landlords should collect strong evidence (police reports, photographs, witness statements, etc.) and file proper notice immediately.
Applicable law: Tenn. Code Ann. § 66-28-517
Tenant Actions that Threaten Health or Safety
In Tennessee, landlords have clear legal grounds to act when a tenant’s behavior threatens the property or the well-being of others. Under the Uniform Residential Landlord and Tenant Act (URLTA), renters must maintain a clean unit, manage waste responsibly, and avoid creating unsafe or unsanitary conditions.
Common examples of health and safety violations in Tennessee include:
- Letting garbage pile up or allowing pest infestations that spread to neighboring units.
- Removing smoke detector batteries, tampering with electrical wiring, or damaging plumbing systems.
- Using the property for illegal drug operations or engaging in violence that endangers other tenants.
When these problems surface, landlords should deliver a written notice describing the issue and give the tenant 14 days to fix it. If the tenant refuses or fails to comply, the landlord can terminate the lease and file for eviction in the local General Sessions Court, where most eviction cases in Tennessee begin.
Learn more about property conditions and tenant responsibilities by visiting our Tennessee Warranty of Habitability guide.
Applicable law: Tenn. Code Ann. § 66-28-401, Tenn. Code Ann. § 66-28-505(a)
Destruction or Neglect of the Rental Unit
In Tennessee, landlords can act quickly when tenants damage or neglect a rental property. Under URLTA, renters must treat the unit with care, handle repairs responsibly, and avoid any destruction beyond normal wear and tear.
To prove damage, landlords should timestamp photos or videos during move-in and move-out inspections, keep maintenance logs, and save repair invoices or contractor quotes. Testimony from neighbors or maintenance staff can also help build a solid case. If repair costs exceed the security deposit, landlords can pursue additional compensation through a civil claim.
Applicable law: Tenn. Code Ann. § 66-28-401, Tenn. Code Ann. § 66-28-505(a)
Tenant is in a Month-to-Month Rental Contract
Tennessee landlords can end a month-to-month rental contract at any point without explanation. The law only asks that they give the tenant 30 days’ written notice to terminate before the next rent due date. This notice should come in the form of a Notice to Terminate Tenancy and be delivered in writing. If the tenant ignores the deadline and refuses to move out, the landlord can file a detainer warrant in General Sessions Court.
Applicable law: Tenn. Code Ann. § 66-28-512
Step-by-Step Eviction Process in Tennessee
Landlords in Tennessee must follow a seven-step legal process to evict a tenant. Each stage has strict notice and filing rules that ensure the eviction stays valid under state law.
Here are the steps landlords must take, from start to finish:
1. Deliver Notice to the Tenant
Every Tennessee eviction starts with one crucial step: sending the proper notice. First, the landlord must pinpoint why the tenant needs to leave, choose the correct form, and determine whether the tenant gets time to fix the issue before moving forward.
For missed rent, lease breaches, or health and safety violations, landlords should serve a written notice outlining the problem, the time allowed to fix it (if applicable), and what will happen if the tenant ignores it.
For serious, non-curable violations (like drug activity, intentional property damage, or violence), landlords can end the lease immediately. Notices must be hand-delivered, left with an adult at the property, or mailed in accordance with Tennessee law.
Notice Forms & Timelines
- 14-Day Notice to Pay or Quit: For unpaid rent. The tenant has 14 days to pay in full or move out.
- 14-Day Notice to Cure or Quit: For fixable issues like unauthorized pets or minor property damage. The tenant has 14 days to correct the violation.
- Immediate Notice to Vacate (Non-Curable Violations): For severe offenses such as illegal activity or significant destruction. No grace period applies.
- 30-Day Notice to Terminate (Month-to-Month Tenancy): For ending a month-to-month rental without cause.
Applicable law: Tenn. Code Ann. § 66-28-505(a), Tenn. Code Ann. § 66-28-512
2. File an Eviction Lawsuit Against the Tenant
Once the notice period runs out or the tenant ignores a curable violation, the landlord can file a detainer warrant with the General Sessions Court in the county where the property is located. This filing officially starts the eviction case and asks the court to return possession of the unit to the landlord.
Filing fees in Tennessee vary by county but usually range from $100 to $200. After the landlord submits the paperwork, the court clerk will review it, confirm the filing, and schedule a hearing date, often within 6 to 10 days. The clerk will then issue a summons to ensure the tenant receives notice of the hearing (usually through the sheriff’s office or a private process server).
Applicable law: Tenn. Code Ann. § 29-18-107, Tenn. Code Ann. § 29-18-115
3. Serve Court Summons Paperwork to the Tenant
Once the court clerk sets a hearing date, the landlord will arrange for the sheriff, constable, or a court-appointed process server to hand-deliver the eviction paperwork to the tenant. The server will then complete the Return on Service section of the detainer warrant, documenting exactly when and how the papers reached the tenant. The landlord should keep a copy of this record, as judges in many Tennessee counties will ask for confirmation of proper service before allowing the case to move forward.
After the tenant receives the summons and detainer warrant, they won’t need to submit a written response but will need to show up in court on the assigned date. Both the landlord and the tenant will have an official date to present their cases to the judge, and if one party fails to appear, the judge will almost always enter a default judgment in favor of the other.
Applicable law: Tenn. Code Ann. § 29-18-115, Tenn. Code Ann. § 29-18-118
4. Attend the Eviction Hearing
When the court date arrives, both landlord and tenant (or their attorneys) will appear before a judge in General Sessions Court. Each side will tell its story, explain the situation, and submit evidence to support its case. The landlord will then walk the judge through the lease terms, payment history, and the reason for the eviction filing.
During the hearing, the judge will review leases, payment ledgers, inspection photos, maintenance records, witness statements, and any other pertinent information. Once both sides finish presenting their evidence, the judge will consider the facts before reaching a decision.
Applicable law: Tenn. Code Ann. § 29-18-119
5. Court Reaches a Ruling
After hearing both sides and reviewing all the evidence, the judge will reach a decision under Tennessee’s landlord-tenant laws. In most cases, this happens the same day as the hearing, though some courts (especially in larger counties like Davidson or Shelby) may take a few extra days to finalize the judgment.
If the judge sides with the tenant, they will keep possession of the rental unit, and the eviction case will end. If the judge sides with the landlord, the court will issue a Judgment for Possession, allowing the landlord to request a Writ of Possession to regain control of the property.
Applicable law: Tenn. Code Ann. § 29-18-126, Tenn. Code Ann. § 29-18-129
6. Judge Issues a Writ of Possession
A Writ of Possession authorizes the county sheriff or constable to physically remove the tenant and return the property to the landlord. Once issued, the writ serves as the final step in enforcement before the landlord regains control of the unit. The tenant will have 10 days to appeal by filing a notice of appeal and posting an appeal bond with the court.
Once that 10-day window closes, the landlord will deliver the writ to the sheriff’s office to schedule the eviction. In most Tennessee counties, the sheriff will coordinate the date and supervise the move-out to ensure everything follows legal procedure.
Applicable law: Tenn. Code Ann. § 29-18-126, Tenn. Code Ann. § 29-18-127
7. Law Enforcement Executes the Writ of Possession
On the scheduled eviction date, only the sheriff or constable (not the landlord) has the legal authority to carry out an eviction in Tennessee. They will oversee the removal process, ensure the tenant vacates peacefully, and confirm the landlord lawfully regains possession of the property.
If the tenant leaves behind personal property, Tennessee law does not require landlords to store or protect those belongings. Once the landlord regains possession, they may discard or sell what remains. Still, it’s wise to document everything with photos or a written inventory.
Applicable law: Tenn. Code Ann. § 29-18-127, Tenn. Code Ann. § 66-28-405
Tenant Defense Against Eviction in Tennessee
An eviction can upend housing stability, job security, and even a tenant’s credit report. Once an eviction shows up in public records, finding new housing becomes much harder. Still, tenants in Tennessee have legal protections and ways to protect themselves.
Some renters can resolve issues before eviction ever reaches the courtroom. Paying overdue rent, negotiating a short repayment plan, or correcting a lease violation often stops the process in its tracks. Keeping receipts, photos, and written communication helps tenants back up their claims if the dispute ends up in front of a judge.
When the process feels too heavy to handle alone, tenants can reach out for help. The Legal Aid Society of Middle Tennessee and the Cumberlands offers free or affordable legal guidance to renters across the state.
Timelines to Expect
In Tennessee, an eviction can be completed in 4 to 8 weeks but can take longer depending on the reason for eviction, whether the eviction is contested, which days courts are (or aren’t) in session and other various possible delays.
Below are the parts of the Tennessee eviction process outside the control of landlords for cases that go uncontested.
| Step | Estimated Time |
|---|---|
| Initial Notice Period | 3-30 Calendar Days |
| Court Issuing/Serving Summons | 6 Business Days |
| Court Ruling | 6 Business Days |
| Court Serving Writ of Possession | 10 Business Days |
| Final Notice Period | Immediately |
Flowchart of the Tennessee Eviction Process
Typical Court Fees
The cost of an eviction in Tennessee for all filing, court, and service fees can vary based on service fees. For cases filed in Circuit Court (for claims less than $25,000), the average cost is $351. Cases can also be filed in General Sessions Court (for claims up to $25,000) the average cost of an eviction is $187.
| Fee | Circuit | General Sessions |
| Initial Court Filing | $225 | $42 |
| Summons Service | ~$40 | ~$40 |
| Writ of Possession Issuance | $6 | $25 |
| Writ of Possession Service | $40 | $40 |
| Writ of Restitution Execution | $40 | $40 |
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