How much notice does a Tennessee landlord have to give before evicting for nonpayment?

Tenn. Code sec. 66-7-109 requires a 14-day notice to pay rent or quit. The 14 days run as calendar days. Tennessee courts require precise demand language; overstated amounts or missing required disclosures void the notice.

Can I include late fees in the amount demanded?

No. The demand must be for past-due rent only. Including late fees, utilities, repair charges, or other non-rent items in the demand is a defect that can void the notice. If the lease has a separate late-fee provision, those amounts are pursued separately.

What happens if I accept partial payment after serving the 14-day notice?

Accepting partial rent after serving the 14-day notice may waive the notice and require a fresh notice for the remaining balance. Tennessee courts have repeatedly voided unlawful detainer actions where the landlord accepted any portion of the rent demanded after the notice was served. Best practice: do not accept any payment during the notice period unless it is the full amount.

How is the 14-day notice served?

Tennessee prescribes no ranked ladder of methods. In chapter 28 counties Tenn. Code sec. 66-28-106 requires written notice to the last known or designated address contained in the lease agreement, and sec. 66-28-108 permits email where the tenant supplied an email address in the rental agreement. Sec. 66-7-109 prescribes no method. Personal delivery and certified mail are not required by statute but are the easiest to prove.

Can the tenant pay after the 14-day period expires but before I file the unlawful detainer?

Yes. The landlord may accept full payment any time before filing the unlawful detainer, and the late payment cures the default. Once the unlawful detainer is filed, the tenant generally has the right to redeem (pay the full judgment amount including court costs) up until judgment is entered. After judgment, the right to redeem ends.

Does any Tennessee city have rent control or a rent board?

Tennessee has no rent-controlled jurisdictions and no rent boards. Tenn. Code sec. 66-35-102(a) forbids every local governmental unit in the state from enacting, maintaining or enforcing an ordinance or resolution that would have the effect of controlling the amount of rent charged for leasing private residential property, and in chapter 28 counties Tenn. Code sec. 66-28-102(e) provides that the chapter occupies and preempts the entire field of legislation concerning the regulation of landlords and tenants. The question that does change the answer in Tennessee is not rent control but which county the property is in: chapter 28 counties use Tenn. Code sec. 66-28-505, the rest use Tenn. Code sec. 66-7-109.

How long is the full eviction process if the tenant does not pay?

After the 14-day notice expires, the detainer warrant is filed. Under Tenn. Code sec. 29-18-117 the officer serving the warrant must notify the defendant of the time and place of trial, and that time may not be less than six days from the date of service. If the tenant defaults, judgment can issue within 1-3 weeks. If contested, trial is set within 20-60 days. After judgment, the sheriff posts a notice to vacate before lockout. Total timeline: 30-90 days uncontested, 60-180 days contested.

⚖ Tennessee Eviction Forms: 14-Day Pay-or-Quit Notice All Tennessee Landlord Forms Late Rent Notice Rent Increase Notice All Tennessee Forms

Free Tennessee 14-Day Notice to Pay Rent or Quit

The statutorily-required 14-day notice a Tennessee landlord must serve before filing eviction for nonpayment of rent. 14 calendar days under Tenn. Code sec. 66-7-109. Built for Tennessee landlords.

Tennessee 14-Day Notice Tenn. Code sec. 66-7-109 Free PDF 2026 Edition

▶ Watch overview

Free Tennessee 14-Day Notice to Pay Rent or Quit — overview