Eviction Laws for Landlords in Tennessee: In 2025, staying current with Tennessee’s eviction laws is crucial for landlords seeking to manage rental properties responsibly and legally. With housing regulations adapting to economic and political changes, landlords must follow specific legal procedures when evicting tenants to avoid costly disputes or lawsuits. This guide provides a high-quality, SEO-optimized overview of the eviction process in Tennessee as of 2025—equipping landlords with actionable knowledge, recent legal updates, and a real-world example to help navigate the process effectively.
Table of Contents
Understanding Legal Grounds for Eviction in Tennessee
Landlords in Tennessee must have a lawful reason to evict a tenant. The most common grounds for eviction include:
- Non-payment of rent
- Violation of lease terms
- Holding over after the lease ends
- Illegal activity on the property
- Material health or safety violations
Under Tennessee law, landlords cannot forcibly remove tenants or engage in self-help evictions such as changing locks, removing doors, or cutting off utilities. Only the court can authorize a legal eviction.
Legal Steps to Evict a Tenant in Tennessee (2025 Update)
1. Serve a Proper Notice
The eviction process starts by serving the tenant with the correct type of notice, depending on the reason for eviction. In 2025, landlords must be diligent with the notice method, content, and timing.
Types of Notices in Tennessee:
- 14-Day Notice to Pay or Quit: For non-payment of rent. Tenants must pay the overdue rent within 14 days or vacate.
- 30-Day Notice to Cure or Quit: For lease violations. Gives the tenant 14 days to fix the issue or 30 days to move out.
- 30-Day Unconditional Quit Notice: For serious lease violations, illegal activities, or repeat offenses. No opportunity to cure.
The notice must be delivered in person, sent by certified mail, or posted conspicuously on the premises.
2. Filing a Detainer Warrant (Eviction Lawsuit)
If the tenant does not comply with the notice, the landlord may file a detainer warrant in the General Sessions Court of the county where the property is located.
To file, the landlord must provide:
- A copy of the lease agreement
- A copy of the notice and proof of delivery
- Payment of the court filing fee (varies by county, typically $100–$200)
The court will schedule a hearing, typically within 6 to 10 days after filing.
3. Attend the Court Hearing
At the hearing, both the landlord and tenant present evidence and testimony. The judge may issue a judgment for possession if the landlord proves the case.
If the tenant fails to appear, the landlord typically wins by default. If the landlord wins, the court grants possession and may also award back rent and court costs.
4. Issuance of a Writ of Possession
After the judgment, if the tenant still does not leave voluntarily, the landlord can request a Writ of Possession. This legal document authorizes the sheriff or constable to remove the tenant.
Tennessee law requires the landlord to wait at least 10 days after judgment before executing the writ. Law enforcement will then schedule the physical eviction.
5. Dealing with Abandoned Property
Under Tennessee Code § 66-28-405, landlords are required to store the tenant’s abandoned belongings for 10 days after an eviction. After that, the landlord may dispose of them.
However, if a tenant voluntarily leaves before eviction, landlords are only required to store property for 30 days, provided proper notice is given.
Key Eviction Law Changes in Tennessee (2025 Edition)
In response to recent housing challenges and court backlogs, Tennessee implemented several important updates in 2025:
- Mandatory Mediation in Urban Counties: Counties with high eviction rates (e.g., Davidson, Shelby) now require mediation before filing a detainer warrant.
- Digital Notices Permitted: Landlords can now issue notices via email or tenant portals if explicitly permitted in the lease agreement.
- Grace Period Adjustments: State legislation mandates a 5-day grace period before rent is considered “late,” aligning with tenant protections.
- Increased Penalties for Illegal Eviction: Courts may now award up to triple damages for landlords who engage in unlawful eviction practices.
These updates aim to balance the rights of landlords with increased tenant protections amid economic uncertainty.
Case Study: Eviction in Nashville, Tennessee (2025)
Background: Ben, a landlord in Nashville, rented a three-bedroom home to a tenant, Lisa, who had consistently paid rent for two years. In early 2025, Lisa began missing rent payments and ignored calls and emails.
Step 1 – Legal Notice: Ben issued a 14-Day Notice to Pay or Quit, delivered both via certified mail and email (as permitted in the lease).
Step 2 – Court Filing: After no payment or communication, Ben filed a detainer warrant in Davidson County General Sessions Court. The hearing was scheduled within 7 days.
Step 3 – Court Hearing: At the hearing, Ben presented a signed lease, payment records, and the delivery confirmation of the notice. Lisa didn’t appear.
Step 4 – Judgment and Eviction: The judge ruled in favor of Ben. After the 10-day waiting period, the sheriff executed the Writ of Possession. Lisa’s items were stored for 10 days, and Ben regained access to the property.
Lesson: By following all legal steps and using digital communication allowed by the lease, Ben avoided liability and legally reclaimed his property.
Best Practices for Landlords in Tennessee (2025 and Beyond)
To ensure smooth legal evictions, landlords should adopt these key strategies:
Hire an Attorney for Complex Cases: Especially those involving illegal activity, major damages, or difficult tenants.
Always Use Written Leases: Include clear rent terms, due dates, penalties, and notice delivery options.
Keep Detailed Records: Save emails, texts, notices, rent receipts, and maintenance logs.
Document Everything: Take photos of the property before, during, and after a lease. Record violations.
Use Digital Lease Tools: Platforms like Avail, Buildium, or AppFolio simplify rent tracking, communication, and documentation.
Final Thoughts: Eviction Laws for Landlords in Tennessee
Evicting a tenant is never an easy decision, but in Tennessee, landlords must operate within strict legal boundaries to protect themselves and their investments. With the new 2025 regulations, including digital service options and mandatory mediation in certain counties, understanding the correct eviction procedure is more important than ever.
By following each legal step—from issuing the proper notice to obtaining a court-ordered writ—you reduce your risk of liability and increase your chances of reclaiming your property swiftly and lawfully. Whether you’re managing a single rental unit or a portfolio of properties across Tennessee, staying informed is the best defense against costly legal missteps.
Bookmark this guide as your go-to resource on eviction laws in Tennessee for 2025, and ensure every action you take is backed by the right legal strategy.