Tennessee runs two parallel systems. Counties that fall under the Uniform Residential Landlord and Tenant Act use Tenn. Code Ann. § 66-28-505, where a curable breach — including unpaid rent — carries a 14-day notice. Counties outside the URLTA follow Title 66, Chapter 7, where general lease violations commonly carry 30 days. Getting the county classification right is the first question, not the last.
Start a TN Notice — $49.99 See all 50 statesThe Uniform Residential Landlord and Tenant Act applies in Tennessee counties above a statutory population threshold. Published guides commonly list the covered counties as Anderson, Blount, Bradley, Davidson, Hamilton, Knox, Madison, Maury, Montgomery, Rutherford, Sevier, Shelby, Sullivan, Sumner, Washington, Williamson, and Wilson — but the list is tied to census figures and to whether a county has adopted the act, so it can shift. Confirm your county's status before choosing a notice period. This page does not determine which regime applies to your property.
The table paraphrases commonly cited residential notice periods. It is background information, not a determination that any of these applies to your tenancy.
| Situation | Notice commonly cited | Statute cited |
|---|---|---|
| Unpaid rent or other curable breach (URLTA county) | 14 days to remedy, then the agreement terminates | § 66-28-505(a)(2) |
| Substantially the same breach recurring within 6 months (URLTA county) | At least 7 days' written notice, no second cure | § 66-28-505(a)(2)(B) |
| Breach not curable by payment or repairs (URLTA county) | Termination on a date not less than 14 days after receipt | § 66-28-505(a)(3) |
| Unpaid rent or tenant-caused damage (non-URLTA county) | 14 days, with an opportunity to cure | § 66-7-109(a)(1) |
| Other lease violations (non-URLTA county) | 30 days | § 66-7-109(b) |
These descriptions paraphrase publicly available statute text and guide summaries. The actual language and effect of each statute is governed by the official text and any later amendments or judicial interpretations. Read the current statute before relying on any point above.
In URLTA counties, a curable breach — including unpaid rent — commonly carries 14 days under § 66-28-505(a)(2), dropping to at least 7 days if substantially the same breach recurs within six months. Outside URLTA counties, unpaid rent and tenant-caused damage commonly carry 14 days, and other lease violations 30 days under § 66-7-109. Confirm which regime governs your county.
URLTA tenancies have a statutory rent grace period under § 66-28-201, which runs before the 14-day notice period begins. Guides commonly describe it as five days excluding legal holidays. Non-URLTA counties are described differently. Verify the current text — this is background, not advice on your timeline.
Section 66-28-505(a)(2)(B) addresses repeat breaches: if substantially the same act or omission that was already noticed happens again within six months, the landlord may terminate on at least seven days' written notice specifying the breach and the termination date. No second cure period is described.
The statute distinguishes breaches that can be cured by payment of rent, repair costs, or damages from those that cannot, and assigns different notice mechanics to each. Where repairs are the cure, subsection (a)(2)(A) requires the tenant's written request and the landlord's written authorization before the work is done. Which category your situation falls into is a legal judgment we do not make for you.
Tennessee landlords commonly deliver personally, post at the premises, or mail, and keep documentation of what was sent and when. A USPS Certified Mail record — which EvictServe emails you — is one common way to document that a notice was sent, on a specific date, to a specific address. Whether a given delivery method satisfies the statute in your case is a question for your attorney.
In most Tennessee counties, once the applicable notice period has run without a cure, the landlord may file a detainer warrant in General Sessions Court. A USPS Certified Mail receipt — which you receive by email from us — is a form of delivery documentation commonly referenced in landlord-tenant filings. Whether any particular court accepts it, and whether your ground and day count are correct, are matters for the landlord and the landlord's attorney to evaluate.
EvictServe is not a law firm, does not practice law, and does not give legal advice. We provide a self-service document-and-mail tool. Because Tennessee's notice periods turn on county classification, we suggest confirming both the county's URLTA status and the applicable period before acting.
Tenn. Code Ann. § 66-28-505 — FindLaw · Justia
Tennessee eviction process overview — Nolo
Non-URLTA county procedure and § 66-7-109 — Nolo
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