What notice does a landlord have to give before evicting for unpaid rent in Tennessee?
14 days' written notice to pay before the lease ends. If substantially the same breach recurs within 6 months, 7 days' notice is enough. A lease may waive notice in 12-point bold type, but the 5-day rent grace period still applies. In counties not covered by the URLTA, § 66-7-109 provides 14 days' notice for unpaid rent. (Applies in counties covered by the URLTA, those with more than 75,000 people.)
Eviction is by detainer warrant in General Sessions Court (Tenn. Code Ann. title 29, ch. 18). No writ of possession may issue until 10 days after judgment (§ 29-18-126), and an appeal to circuit court may be taken within 10 days (§§ 29-18-128, 27-5-108). In URLTA counties a periodic tenancy is ended first by written notice of 30 days (month-to-month) under § 66-28-512.
The state standard clerk's filing fee for a detainer warrant in civil General Sessions court is $50 (as of January 1, 2026, 2027 and 2028). Other costs, such as service and litigation taxes, may be added.
Landlords may not take possession, including by cutting electricity, gas, water or other essential services, except after abandonment, surrender or as the Act allows. A tenant who is unlawfully removed or has services willfully cut may recover possession or end the lease, and recover actual and punitive damages plus attorney's fees. (Applies in counties covered by the URLTA, those with more than 75,000 people.) Applies only in counties with population over 75,000 (2010 census), where the URLTA applies (Tenn. Code Ann. § 66-28-102(a)); elsewhere common law and the lease govern.
A landlord may not raise rent, cut services, or bring or threaten an eviction because the tenant complained about a violation or used remedies under the Act. Exceptions include tenant-caused code violations and rent default. (Applies in counties covered by the URLTA, those with more than 75,000 people.) Applies only in counties with population over 75,000 (2010 census), where the URLTA applies (Tenn. Code Ann. § 66-28-102(a)); elsewhere common law and the lease govern.
If a tenant stays without consent after the lease ends, the landlord may sue for possession, back rent, attorney's fees and lease damages. A willful, bad-faith holdover also allows actual damages (Tenn. Code Ann. § 66-28-512(c)). Applies only in counties over 75,000 population (§ 66-28-102(a)).
No state statute allowing general rent withholding or rent escrow was found in Tenn. Code Ann. ch. 66-28 (Uniform Residential Landlord and Tenant Act) and § 66-7-109, reviewed by full-text search.
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