Tennessee 3 Day Notice of Termination

Last Updated: March 11, 2024 by Roberto Valenzuela

A Tennessee 3 Day Notice of Termination is a letter which complies with state legal requirements to begin eviction against a tenant for an “incurable” (non-correctable) violation, in places governed by the state Uniform Residential Landlord and Tenant Act (URLTA). The tenant must move out within three (3) judicial days (i.e., not counting weekends or legal holidays) of receiving notice.

When To Use a Tennessee 3 Day Notice of Termination

A Tennessee 3 Day Notice of Termination begins the eviction process, in URLTA counties, for the following tenant violations:

  • Health and safety violations
  • Endangering the health or safety of other persons
  • Willful or intentional violent acts
  • Allowing an unauthorized subtenant or occupant to reside on the premises

Some types of Tennessee lease termination notice may allow different reasons for termination, or different notice periods. This may also apply to an eviction notice issued because of a lease or legal violation.

How To Write a Tennessee 3 Day Notice of Termination

To help ensure the legal compliance of a Notice of Termination:

  1. Use the full name of the receiving party, and address of record, if known
  2. Specify the termination date of the lease or tenancy
  3. Specify the basis for terminating the tenancy
  4. Fill in the full address of the rental premises
  5. Provide updated/current address and phone number information
  6. Print name and sign the notice
  7. Complete the certificate of service by indicating the date and method of notice delivery, along with printed name and signature

It is easy to lose an otherwise justified legal action because of improper notice. Check carefully to ensure enough time after notice is delivered, not when it’s sent.

How To Serve a Tennessee 3 Day Notice of Termination

Tennessee landlords may deliver a Notice of Termination using any of these methods:

  1. Hand delivery to the tenant
  2. Delivery by mail
  3. Electronic delivery (e.g. email or through an online portal), if the receiving party has agreed in writing to this form of notice

Notice must be delivered to the tenant’s last known address or address of record. Agreement to accept electronic notice cannot be a requirement for entering into a lease. By law, a landlord must deliver this notice on a judicial day (i.e., a day when the courthouse is open), so that the tenant has an opportunity to respond immediately.

Tennessee does allow limited cases where a non-written (e.g., verbal) lease termination notice may be legally valid. However, only dated, written notice with a certificate of service is proof positive of a proper and legal delivery.

URLTA versus Non-URLTA Counties in Tennessee

In Tennessee, depending on the county the property is located in, landlords and tenants are governed by one or both of the following sets of laws:

  • Tennessee Property Code Chapter 7 – applies in ALL Tennessee counties
  • Tennessee Property Code Chapter 28 – also called the Uniform Residential Landlord Tenant Act (URLTA), only applies in Tennessee counties with a population over 75,000 (as of 2010 Census data)

URLTA laws apply in addition to Chapter 7. Some laws in Chapter 7 do not apply to URLTA counties, and some URLTA laws override the basic Chapter 7 protections.

Tennesee’s URLTA applies in these counties:*:

  • Anderson
  • Blount
  • Bradley
  • Davidson
  • Greene
  • Hamilton
  • Knox
  • Madison
  • Maury
  • Montgomery
  • Rutherford
  • Sevier
  • Shelby
  • Sullivan
  • Sumner
  • Washington
  • Williamson
  • Wilson

* This list is subject to change in the future based on federal census data collected every ten years.