Tennessee Eviction Laws: 2025 Step by Step Process & Costs

A Ground-Level Look at How Evictions Really Unfold in Tennessee

If you talk to enough Tennessee landlords or tenants, you eventually hear the same thing: nobody walks into an eviction expecting it. It usually starts small — an awkward conversation about rent running behind, a neighbor complaining about noise, a pet that wasn’t mentioned on the lease. And then, almost quietly, the situation snowballs into something neither side intended.

I once sat with a landlord in Murfreesboro who kept every receipt in a shoebox; he admitted he’d avoided sending a formal notice because he didn’t want to “make things official.” On the other side, I met a tenant in Knoxville who had no idea she was allowed to dispute a detainer warrant at all. Stories like these are pretty common here, which is why understanding Tennessee’s eviction rules — and how they actually play out in real life — helps both sides avoid unnecessary stress.

Below is how the process typically works, mixed with some on-the-ground perspective from real situations around the state.

When an Eviction Can Legally Start

Tennessee’s law is fairly straightforward, but the situations behind the law rarely are. These are the most common triggers I’ve seen.

1. Overdue Rent

Rent usually becomes the first sign of trouble. Tennessee gives tenants a five-day grace period, and if the payment still isn’t made, the landlord can issue a 14-day notice to pay or leave. Most tenants try to catch up once that official paper appears — it tends to cut through the miscommunication. Others negotiate or explain what’s going on. But if the window closes without payment, the landlord is allowed to move ahead.

(Tenn. Code Ann. § 66-28-505)

2. Criminal or Dangerous Activity

This one can move fast. A 3-day notice to quit is issued for serious illegal activity — drugs, violence, or anything that poses a risk. I remember a Chattanooga landlord who struggled with a tenant whose guests were causing security issues; once the police were involved, the eviction moved quickly. With this type of notice, there’s no option to “fix” the problem. The tenant has to leave.

(Tenn. Code Ann. § 66-28-517)

3. Breaking the Lease

Lease violations range from the small and repairable to the serious and repeating.

Tennessee splits them into two buckets:

• Fixable issues → 14 days to correct
• Major or repeated problems → 14-day notice to vacate

A property owner in Clarksville once showed me photos of a dog that had torn through the drywall but said the tenant was otherwise respectful — that situation led to a fix-it notice. Compare that to a case where a tenant repeatedly violated safety rules in a multi-unit building; the landlord had to issue a straight notice to leave.

(Tenn. Code Ann. § 66-28-505)

4. Staying After a Lease Expires

If a tenant stays without renewing, landlords give a 30-day notice. This isn’t the dramatic kind of eviction most people picture — it’s more like housekeeping to legally close out a lease.

(Tenn. Code Ann. § 66-28-512)

How the Eviction Process Typically Plays Out

Even when the landlord is standing on solid legal ground, Tennessee courts expect a very specific order of steps. Miss one, and the whole thing resets.

From what I’ve seen, this is the usual flow.

Step 1: The Written Notice

Everything hinges on this step. It has to be the right notice for the right situation — 3, 14, or 30 days. A Nashville landlord once told me he thought a text counted as proper notice. It doesn’t. The courts are strict about format and timing.

Step 2: The Waiting Period

During the notice window, the tenant gets a chance to fix the issue or move. Many cases end right here. Rent gets paid, or repairs are made, and life goes on.

Step 3: Filing the Detainer Warrant

If the deadline passes, the landlord files an official court case. This filing includes the reason, a copy of the notice, and any evidence (like photos or payment records).

Step 4: Getting the Papers Served

Tennessee requires proper service — usually delivered personally or by certified mail. If the tenant claims they never received notice, the judge checks this step first.

Step 5: The Hearing

Hearings vary wildly. Sometimes the tenant doesn’t show up. Other times they come with receipts, repair requests, or questions about the notice. Judges review the evidence and usually make a decision the same day. If possession is granted to the landlord, tenants normally get up to 10 days to move out.

Step 6: Sheriff or Constable Removal

If the tenant stays past the court’s deadline, landlords request a Writ of Possession. Only law enforcement can do the actual removal — landlords can’t change locks or shut off power to force someone out.

Important Tennessee Rules People Often Overlook

Security Deposits

Landlords have to:

• keep deposits in a separate account
• document deductions
• return what’s left within 30 days

So many arguments start here simply because someone didn’t keep receipts.

(Tenn. Code Ann. § 66-28-301)

Protection Against Retaliation

Tenants can’t be punished for reporting unsafe conditions, requesting repairs, or asserting their rights. If the timing looks suspicious, the courts take a closer look.

(Tenn. Code Ann. § 66-28-514)

Questions People Ask All the Time

How fast does eviction move in Tennessee?
Roughly four to eight weeks for most cases, longer if it’s contested.

Can a landlord evict someone without going to court?
No — not legally.

How much notice is required?
It depends on the issue:

• 14 days for unpaid rent
• 3 days for illegal activity
• 14 days for correctable lease violations
• 30 days for end-of-lease situations

Can tenants delay an eviction?
They sometimes do by:

• asking for more time
• making partial payments
• filing an answer in court
• requesting legal aid

None of these stop a lawful eviction, but they can slow it down.

Final Thoughts

Evictions are hard on everyone. Even experienced landlords admit they’d prefer to resolve issues quietly, and most tenants feel overwhelmed once paperwork starts appearing. But Tennessee’s system — while strict — at least gives both sides a clear structure to follow. Knowing the rules doesn’t make the situation pleasant, but it does make it more manageable.

⭐ If Late Rent Is Becoming a Pattern, Hemlane Can Help

Plenty of small and mid-sized landlords in Tennessee turn to Hemlane when rent becomes a monthly struggle. Their tools help track missed payments, send the right notices on time, and keep everything aligned with state rules. If you’d rather avoid guesswork — or you’re dealing with communication breakdowns — Hemlane can make the whole process smoother and far less stressful.