Tennessee's URLTA applies only in counties over 75,000 population. Notice and procedural rules vary based on county size.
Tennessee's eviction process is called Detainer Action and is governed by Tennessee Code Annotated Title 29, Chapter 18, with substantive landlord-tenant rules in the Uniform Residential Landlord and Tenant Act (T.C.A. 66-28) for counties that have adopted it. Cases are filed in general sessions court at the county level. Tennessee is generally landlord-friendly with reasonably efficient procedures. Uncontested cases typically conclude within three to five weeks of filing.
Detainer cases are filed in the general sessions court of the county where the property is located. Tennessee's URLTA applies in counties with populations over 75,000 (which includes most major metropolitan counties). Smaller counties operate under common-law landlord-tenant rules.
In URLTA counties, for non-payment of rent, Tennessee requires a 14-day written notice to pay or vacate (T.C.A. 66-28-505). The notice must state the amount owed and inform the tenant that the lease will terminate if not paid within 14 days. In non-URLTA counties, no statutory notice period is required — the lease terms control.
For lease violations in URLTA counties, Tennessee requires a 14-day notice to cure with the tenancy terminating after 30 days if not cured. For violations involving substantial damage or illegal activity, immediate termination may be available.
For month-to-month tenancies without cause in URLTA counties, Tennessee requires 30 days written notice. Non-URLTA counties operate under lease terms or common-law notice requirements (often 30 days). Deliver notices by personal service, posting and mailing, or certified mail.
After any required notice period expires, file a detainer warrant in the general sessions court of the property's county. Filing fees in Tennessee are typically $70 to $135. Service is performed by the sheriff or constable.
The hearing is typically scheduled within 6 to 14 days of filing. The tenant must appear at the hearing or face default judgment.
Tennessee general sessions court detainer hearings are informal and brief. Bring your lease, any notice served, proof of service, your rent ledger, and any documentation. The judge will hear both sides and typically issue a ruling at the hearing.
If you prevail, the writ of possession is issued. Tenants have 10 days to appeal to circuit court. Appeals require posting bond covering rent and damages.
Davidson County is coterminous with the consolidated Metropolitan Government of Nashville and Davidson County. Davidson County is a URLTA county. Eviction filings go to the Davidson County General Sessions Court — Civil Division at the Justice A.A. Birch Building in Nashville. The Nashville rental market has been one of the fastest-growing in the country, with corresponding high eviction case volumes.
Shelby County, anchored by Memphis, is Tennessee's most populous county and a URLTA county. Shelby County eviction filings go to the Shelby County General Sessions Court — Civil Division in Memphis. Both counties have streamlined detainer procedures. For detailed landlord-tenant law specific to each county — including URLTA application, court contacts, and local procedures — see Davidson County landlord-tenant law and Shelby County landlord-tenant law.
Tennessee's URLTA applies only in counties over 75,000 population — a critical distinction. Notice requirements, security deposit rules, and procedural protections all vary based on whether the county has adopted URLTA. See the full Tennessee landlord-tenant law guide for URLTA county lists, notice templates, security deposit rules, and county-specific information across all 95 Tennessee counties.
Once the writ of possession is issued, the sheriff executes the writ. Execution typically occurs within 7 to 14 days. Be present with a locksmith.
Tennessee law provides procedures for handling tenant property left behind. URLTA counties have specific storage and notice requirements. Non-URLTA counties operate under common-law abandonment rules.