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Eviction notice rules in Tennessee

Nonpayment notice

RLTA counties (URLTA applies only in counties of 68,000+ population; elsewhere § 66-7-109 governs): 14-day notice — a breach remediable by payment terminates on a date not less than 30 days after receipt if not remedied within 14 days (Tenn. Code § 66-28-505(a)(2)). Non-RLTA counties: 14 days' notice for nonpayment (Tenn. Code § 66-7-109(a)(1)(A)). CAUTION: HB 1345/SB 1088 (2025) would cut nonpayment and violent-act notice to 7 DAYS effective July 1, 2025 — PASSAGE NOT VERIFIED; needs attorney review before relying on 7 or 14.

Lease-violation notice

Remediable breach (payment of rent/repairs/damages): 14 days to remedy, termination date not less than 30 days after receipt (§ 66-28-505(a)(2)). Non-remediable breach: termination on a date not less than 30 days after receipt, no cure (§ 66-28-505(a)(3)).

Unconditional quit (no second chance)

Repeat of substantially the same breach within 6 months: 14 days' written notice, no cure (§ 66-28-505(a)(2)(B)). Dangerous/violent conduct: 3-day notice reported by secondary sources — statute unverified, needs attorney review. CRITICAL TN TRAP: if the lease contains a waiver in 12-POINT BOLD font, the landlord may skip the nonpayment notice entirely and file immediately after the 5-day rent grace period (§ 66-28-505(b)).

No-cause / end-of-tenancy notice

Unverified — needs attorney review (RLTA month-to-month termination notice period not confirmed from a citable source in this research).

How the notice must be served

Unverified — needs attorney review (statutory service method for pre-suit notices not confirmed in this research).

Your right to fix it (cure)

RLTA: 14 days to cure remediable breaches (pay rent, make repairs); payment within the window prevents termination. No cure for non-remediable breaches or repeats within 6 months. The 12-point-bold lease waiver can eliminate the cure window for nonpayment entirely.

How days are counted

Unverified — needs attorney review (no verified rule found on weekend/holiday counting for TN notices).

After the notice expires

Landlord must file eviction lawsuit; tenant need not leave until court order

Court timeline

Detainer warrant (unlawful detainer) filed in general sessions court; hearing typically 4-6 weeks after filing. If the landlord wins, the writ of possession issues; a 2025 bill (HB 452/SB 0806) would require the writ within 24 hours of judgment and tenant vacatur within 7 days of receipt — PASSAGE NOT VERIFIED. Tenant may appeal within 10 days.

Retaliation & defenses

Retaliation: RLTA § 66-28-514 prohibits retaliatory eviction in RLTA counties — unverified citation, needs attorney review; no retaliation protection in non-RLTA counties. Federal Fair Housing Act discrimination defense. Accepting rent with knowledge of the breach can waive the landlord's termination right.

The one thing to remember: in Tennessee, as in every state, a notice is not an eviction. Your landlord must file a case, serve you properly, and win before a judge. Only a court order can remove you.

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