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.
Free Tennessee 14-Day Notice to Pay Rent or Quit — overview
The 14-day notice to pay rent or quit is the highest-stakes routine notice in Tennessee landlord practice. A defective notice voids the eviction, restarts the clock, and can cost the landlord weeks or months of lost rent. Common-mistake exposure includes overstated demands, accepting partial payment, miscounting the notice period, and using non-statutory service methods. The form on this page handles all the mechanics; the page walks through the statutory framework, the common mistakes, and Tennessee-specific rules.
Notice Period
14 days
Days Type
Calendar
Statute
Tenn. Code sec. 66-7-109
Updated
2026
On this page
A Tennessee 14-Day Notice to Pay Rent or Quit is the statutorily-mandated written notice a landlord must serve on a tenant who has failed to pay rent when due. The notice is governed by Tenn. Code sec. 66-7-109. The form on this page produces a Tennessee-compliant notice; the rest of this guide walks through the statutory framework, the 14-day period mechanics, the proper service rules, and the mistakes that void notices.
What this notice does
The 14-Day Notice to Pay Rent or Quit is the procedural mechanism a Tennessee landlord uses to demand past-due rent before filing eviction. Without a properly-drafted, properly-served notice, the eviction action will be dismissed and the landlord must start over.
The notice does three things in one document. First, it demands the past-due rent. The amount must be precise to the cent. Late fees, utilities, repair charges, and other non-rent items cannot be included in the demand. A notice that overstates the amount owed is a defect that can void the entire eviction action.
Second, it gives the tenant a 14-day period to pay or vacate. The period runs from the date of service. Tennessee courts strictly construe the timing; a notice computed incorrectly or filed too early voids the eviction.
Third, it documents the procedural foundation for the eviction lawsuit. The signed notice and proof of service are exhibits to the eviction complaint. The eviction action depends on the notice; defective notices defeat the action entirely.
The cost of getting this notice wrong is significant. A defective 14-day notice forces the landlord to start over — new notice, new 14-day period, new filing fees, additional weeks of lost rent. The form on this page handles the mechanics correctly.
Tennessee legal framework
Tennessee gives the tenant fourteen days to pay or go, but which statute supplies that period depends on the county, and the two do not overlap.
In counties where the Uniform Residential Landlord and Tenant Act applies — that is, counties with a population of more than seventy-five thousand (75,000) according to the 2010 federal census (Tenn. Code sec. 66-28-102(a)) — the notice is governed by Tenn. Code sec. 66-28-505(a)(2). Nonpayment of rent is a breach remediable by the payment of rent, so the landlord may inform the tenant that if the breach is not remedied within fourteen days after receipt of the notice, the rental agreement terminates. If substantially the same breach recurs within six months, sec. 66-28-505(a)(2)(B) lets the landlord terminate on at least seven days’ written notice instead.
In counties the Act does not reach, the notice is governed by Tenn. Code sec. 66-7-109(a)(1)(A), under which fourteen days’ notice is sufficient notice of termination of tenancy for eviction where the tenant neglects or refuses to pay rent that is due and in arrears, upon demand. Under sec. 66-7-109(a)(2), if the tenant adequately remedies the breach before the date specified in the notice, the rental agreement does not terminate.
Do not mix them up. Tenn. Code sec. 66-7-109(g) provides that nothing in this section shall apply to rental property located in any county governed by the Uniform Residential Landlord and Tenant Act. So sec. 66-7-109 is the statute for the counties chapter 28 does not cover — including much of rural Tennessee — while Nashville, Memphis, Knoxville and Chattanooga sit in chapter 28 counties where sec. 66-28-505 governs instead. Both periods run as calendar days.
How the notice is given. Tennessee prescribes no ranked ladder of service methods for this notice. 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 provides that a party has notice of a fact if that party has actual knowledge of it or has been given written notice; Tenn. Code sec. 66-28-108 additionally permits the landlord to send a notification required by the chapter by email where the tenant supplied an email address in the rental agreement, though the landlord may not require that address as a condition of renting. Sec. 66-7-109 prescribes no method at all, so in the counties it governs the lease terms and the ordinary law of notice apply. Personal delivery and certified mail are not statutory requirements anywhere in Tennessee — they are simply the easiest to prove.
Demand precision. The notice must demand only past-due rent. 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.
Documentation. Retain the signed notice, the proof of service, and any photographs of posting (if applicable) for at least four years. If the unlawful detainer is filed, the notice and proof become court exhibits. If the tenant pays before the deadline, the documentation supports the cure record.
Federal anti-discrimination overlay. The federal Fair Housing Act (42 U.S.C. sec. 3601 et seq.) and Tennessee fair housing law prohibit eviction decisions based on race, religion, national origin, familial status, disability, or other protected characteristics. Pretextual rent demands targeting protected-class tenants give rise to fair-housing claims with statutory damages and attorney’s fees.
Anti-retaliation. Most states prohibit retaliatory eviction. A pay-or-quit notice issued in response to a tenant’s habitability complaint, code-enforcement contact, tenant union activity, or fair-housing complaint is presumptively retaliatory and gives the tenant a defense to the eviction.
Counting the 14-day period
The 14-day notice period in Tennessee runs as calendar days. Saturdays, Sundays, and holidays are counted; the 14 days are continuous from the date of service.
Worked example. A 14-day notice served on Tuesday starts the period the next day (Wednesday) and ends 14 calendar days later. Weekends and holidays are included in the count.
Service date. The day of service is generally not counted; the period begins the day after service. Tennessee adds no days for mailing. Neither Tenn. Code sec. 66-28-505 nor sec. 66-7-109 lengthens the period according to how the notice was delivered, and there is no Tennessee equivalent of the five-day mail extension some states apply. What mailing changes is the evidence, not the arithmetic: sec. 66-28-505(a)(2) measures the fourteen days from the tenant’s receipt of the notice, so you need to be able to show when it arrived.
Cushion as best practice. Even when calendar days apply, giving a few extra days of cushion beyond the statutory minimum is good practice. The extra days work in the tenant’s favor and protect against any miscount.
Pay-or-quit notice form
Complete the form below to generate a Tennessee-compliant 14-Day Notice to Pay Rent or Quit. The form computes the deadline and includes the required statutory disclosures. Serve in accordance with Tennessee service rules.
1. Notice and service dates
2. Property and tenant
3. Landlord / agent
4. Past-due rent
Service rules
Tennessee authorizes three methods of service for a pay-or-quit notice. Email, text message, social media, and verbal notification are not statutory methods and do not satisfy the rule.
Personal delivery
The cleanest method. The notice is handed directly to the tenant. The 14-day period begins the day after personal delivery. No mail extension applies. Best practice: have a witness present, document the time and date, and complete a Proof of Service immediately.
Mail to the address the lease designates
Tenn. Code sec. 66-28-106(b) requires written notice to the last known or designated address contained in the lease agreement. Certified mail with return receipt requested sends it there and documents delivery. If you also leave a copy with an adult at the residence, document the name, age, and relationship of the person served, and the mailing date.
Post-and-mail
If the tenant cannot be located and no person of suitable age is available, the notice may be posted in a conspicuous place at the rental property and a copy mailed to the tenant. Photographs of the posting (with date stamp) provide essential evidence.
Proof of service
A Proof of Service of Notice must be completed by the person who served the notice. The proof states the date, time, location, method, and recipient (or substituted recipient) of service. The original signed proof is filed with the eviction complaint as an exhibit.
Documentation retention
Retain the signed original notice, the proof of service, and any photographs of posting (if applicable) for at least four years. If the eviction is filed, the notice and proof become court exhibits.
Common mistakes that void the notice
Overstating the amount demanded
The number-one defect. Including late fees, utilities, repair charges, or any non-rent items in the demand voids the notice. The demand must be for past-due rent only, precise to the cent.
Miscounting the 14-day period
Whether the days are business or calendar days, miscounting the period produces a defective notice. Verify the Tennessee rule before computing the deadline. When in doubt, give an extra day of cushion.
Adding days for mail that Tennessee does not add
Several states extend a notice period when the notice is mailed — California adds five days under Code of Civil Procedure sec. 1013, and templates built from California forms carry that rule with them. Tennessee has no add-days-for-mailing rule for this notice. Neither Tenn. Code sec. 66-28-505 nor sec. 66-7-109 lengthens the period according to how the notice was delivered. Sec. 66-28-505(a)(2) measures the fourteen days from the tenant’s receipt of the notice, so the practical effect of mailing is that you must be able to show when it arrived — not that you add a fixed number of days.
Accepting partial payment after service
Accepting any portion of the rent demanded after serving the 14-day notice may waive the notice and require a fresh notice for the remaining balance. Best practice: do not accept any payment during the notice period unless it is the full demanded amount.
Emailing a tenant who never supplied an email address
Tenn. Code sec. 66-28-108 does authorise electronic notification — but only where the tenant provided an email address in the rental agreement, and the landlord may not require that address as a condition of entering into the agreement. Emailing a tenant who never gave one is outside the statute. Verbal notice satisfies nothing: sec. 66-28-106 requires written notice, and sec. 66-7-109 is a notice statute that presupposes a written demand.
Filing the eviction action one day early
Computing the 14-day deadline correctly but filing the eviction one day before it expires defeats the entire action. Wait until the day AFTER the deadline expires to file.
Inconsistent landlord/agent identification
The notice must identify the landlord (or authorized agent) consistently with the lease and the eviction caption. A notice signed by “John Smith” when the lease lists “Smith Properties LLC” creates a chain-of-title defect.
Wrong tenant names
The notice must name all tenants on the lease. Omitting a co-tenant means the eviction cannot proceed against that co-tenant. List every adult tenant exactly as they appear on the lease.
Using the wrong statute for the county
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. What does vary is the governing statute: Tenn. Code sec. 66-7-109(g) excludes chapter 28 counties from that section, so a notice drafted under sec. 66-7-109 and served in Davidson, Shelby, Knox or Hamilton county cites a statute that does not apply there. Confirm the county before you choose the citation.
Tenant rights and remedies
Tennessee tenants served with a pay-or-quit notice have significant statutory and common-law rights. Understanding these helps landlords appreciate why procedural precision matters.
Right to cure by paying in full
If the tenant pays the full amount demanded within the 14-day period, the default is cured and the tenancy continues. The landlord cannot refuse a timely full payment.
Right to challenge an overstated demand
If the demand includes late fees, utilities, or non-rent charges, the tenant can refuse to pay the unlawful portion and defend the eviction on the basis that the notice was defective. Tennessee courts strictly construe pay-or-quit notices in favor of the tenant.
Right to anti-retaliation protection
Tennessee prohibits retaliatory eviction. A pay-or-quit notice issued in response to a tenant’s habitability complaint, code-enforcement contact, tenant union activity, or fair-housing complaint is presumptively retaliatory and gives the tenant a defense to the eviction plus a private right of action for damages.
Right to fair housing protection
The federal Fair Housing Act (42 U.S.C. sec. 3601 et seq.) and Tennessee fair housing law prohibit eviction decisions based on race, religion, national origin, familial status, disability, or other protected characteristics. Pretextual rent demands targeting protected-class tenants give rise to fair-housing claims with statutory damages and attorney’s fees.
Right to challenge defective notice
Defects in the notice — overstated amount, miscounted period, improper service, missing required disclosures — can be raised as affirmative defenses to the eviction. Tennessee courts dismiss eviction actions based on defective notices, restarting the clock for the landlord.
Right to the protections of the correct statute
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. A Tennessee tenant’s additional protections come from the state statutes themselves — the anti-retaliation rule in Tenn. Code sec. 66-28-514, the security-deposit rules in sec. 66-28-301, and the tenant remedies in sec. 66-28-501 — and, in chapter 28 counties, from the fact that the county may not add to them.
Bottom line for landlords. The cost of compliance is small — precise demand, correct period, proper service, no partial payment, accurate notice content. The cost of getting it wrong is a dismissed eviction, additional weeks of lost rent, attorney’s fees, and (in retaliation/fair-housing cases) statutory damages.
Tennessee statute reference table
| Statute / Authority | Subject | Key requirement |
|---|---|---|
| Tenn. Code sec. 66-7-109 | Pay-or-quit authority | 14-day notice period for nonpayment of rent |
| 66-28-505 | Related procedural rule | Additional statutory framework |
| Tennessee fair housing statute | Fair housing | Prohibits discriminatory eviction |
| Tennessee anti-retaliation | Anti-retaliation | Retaliatory eviction prohibited |
| 42 U.S.C. sec. 3601 et seq. | Federal Fair Housing Act | Federal protection against discriminatory eviction |
Tennessee prohibits local rent control (Tenn. Code sec. 66-35-102) and preempts the field in chapter 28 counties (sec. 66-28-102(e)), so no local ordinance layers extra notice requirements on top of these statutes.
Frequently asked questions
How much notice does a Tennessee landlord have to give before evicting for nonpayment?
Can I include late fees in the amount demanded?
What happens if I accept partial payment after serving the 14-day notice?
How is the 14-day notice served?
Can the tenant pay after the 14-day period expires but before I file the unlawful detainer?
Does any Tennessee city have rent control or a rent board?
How long is the full eviction process if the tenant does not pay?
Related Resources
- Tennessee late fee laws
- Tennessee eviction notice laws
- Tennessee landlord tenant laws
- Tennessee habitability laws
- Tennessee security deposit laws
- Eviction notice laws by state
When to consult an attorney
Most Tennessee pay-or-quit notices are routine when the form is correct and service is proper. Consult a Tennessee landlord-tenant attorney before issuing the notice if: the county’s coverage under chapter 28 is unclear, the tenant has raised retaliation or fair-housing claims, the tenant has hired counsel, the eviction would involve a child or elderly tenant, or the lease contains an unusual rent or charge structure. A clean compliance package is the foundation; an attorney’s review at the right moment is far cheaper than litigating a defective-notice dismissal.
Read Tennessee eviction notice laws
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Sources cited on this page
- Tenn. Code sec. 66-7-109; 66-28-505
- Tennessee fair housing statute
- Tennessee anti-retaliation statute
- 42 U.S.C. sec. 3601 et seq. (federal Fair Housing Act)
This form and the accompanying guidance are provided for general informational purposes only and do not constitute legal advice. Tennessee eviction law is technical and outcomes are heavily fact-dependent. Always verify current requirements with Tennessee statutes as currently in effect, and a qualified Tennessee landlord-tenant attorney before relying on this notice in any contested eviction. Review Tennessee eviction notice laws.
