Tennessee (TN) eviction guide
Quick answer
To evict a tenant in Tennessee, a landlord must first serve a written notice, typically 14 days for nonpayment of rent or a lease violation, or 3 days for illegal activity. If the tenant does not comply, the landlord files a Detainer Warrant in General Sessions Court, attends a hearing (usually scheduled within 6 to 15 days of service), and collects a judgment. The full process from notice to lockout typically takes 4 to 8 weeks.
| Legal grounds | Nonpayment of rent, lease violation, illegal activity, end of lease term |
|---|---|
| Minimum notice | 3 days (illegal activity) |
| Where to file | General Sessions Court |
| Filing fee | $100 to $200 (varies by county) |
| Typical timeframe | 4 to 8 weeks |
Used for nonpayment of rent; rent is considered late after a 5-day grace period, and the tenant has 14 days to pay in full or vacate.
Used for fixable lease violations such as unauthorized pets or minor property damage; the tenant has 14 days to correct the problem or move out.
Used for non-curable violations like illegal drug activity or conduct that threatens health and safety; the tenant must vacate with no option to fix the issue.
Used to end a month-to-month tenancy without cause; no lease violation is required, just 30 days of written notice.
| Step | Timeframe | What happens |
|---|---|---|
| 1. Serve the Required Written Notice | 3 to 30 days | Deliver the correct notice (14-day, 3-day, or 30-day) by hand, by leaving it with an adult at the property, or by mail. |
| 2. File a Detainer Warrant in General Sessions Court | 1 to 3 days | If the tenant does not comply, file a Detainer Warrant at your local General Sessions Court and pay the filing fee (typically $100 to $200). |
| 3. Summons Served on Tenant | At least 6 days before hearing | The court clerk issues a summons; the sheriff or constable serves the tenant at least 6 days before the scheduled hearing date. |
| 4. Attend the Court Hearing | 6 to 15 days after filing | Both parties appear before a judge; bring your lease, the notice, and any proof of nonpayment or violation to support your case. |
| 5. Receive the Judgment | Same day as hearing | If the judge rules in your favor, a judgment for possession is entered; the tenant then has 10 days to appeal to Circuit Court. |
| 6. Obtain and Execute Writ of Possession | 10 to 14 days after judgment | After the appeal window closes, request a Writ of Possession from the clerk; the sheriff executes the writ and physically removes the tenant. |
Filing a Detainer Warrant in General Sessions Court costs about $100 to $200 on average depending on the county, with Circuit Court filings running around $350. Additional costs for sheriff service, the writ of possession, and optional attorney fees can push total out-of-pocket spending to $500 or more before accounting for lost rent during the process.
After winning a judgment, the landlord requests a Writ of Possession from the General Sessions Court clerk once the tenant's 10-day appeal window expires. The county sheriff or constable executes the writ by physically removing the tenant and their belongings; the landlord cannot participate in the lockout directly. Self-help eviction (changing locks, removing doors, shutting off utilities) is illegal in Tennessee and exposes the landlord to liability.
General information, not legal advice. Governing statute: Tennessee Code Annotated (TCA) Title 66, Chapter 28, Uniform Residential Landlord and Tenant Act. Self-help eviction is illegal everywhere; always follow the court process.
Tennessee eviction FAQ
Most Tennessee evictions take **4 to 8 weeks** from start to finish. The notice period alone is 3 to 30 days, and after filing, court hearings are typically scheduled within 6 to 15 days of service. If the tenant appeals, the timeline can extend by several additional weeks.
Filing a Detainer Warrant in General Sessions Court costs roughly **$100 to $200** depending on the county. Add sheriff service fees and the cost of filing for a Writ of Possession, and most landlords spend **$300 to $600 or more** before factoring in any attorney fees.
No. Tennessee law requires a landlord to obtain a court judgment before removing a tenant. Self-help evictions, such as changing the locks, removing doors, or cutting off utilities, are **illegal** and can expose the landlord to damages.
For month-to-month tenants, a landlord can end the tenancy without stating a specific cause by giving **30 days written notice**. For tenants with a fixed-term lease, the landlord generally needs a valid legal ground such as nonpayment of rent or a lease violation.
If a landlord **accepts full rent payment** after serving a 14-Day Notice to Pay or Quit, this typically waives the right to proceed with that eviction under TCA 66-28-505. Landlords should not accept partial payments or any payment after filing in court without understanding this risk.
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