Last Updated : November 6, 2025 by Chris Bibey
Landlords in Tennessee can run into various problems, from non-payment of rent to the destruction of property.
Should you find yourself considering eviction, you must first understand the steps associated with the process. Only then can you take action to legally remove the tenant.
Below, we discuss how to evict a tenant in Tennessee.
These are the five steps you will take if you need to evict a tenant in TN.
Before you begin the eviction process, you need a legal reason. Tennessee law allows you to evict tenants for several causes, and each one has its own required notice.
Start by reviewing the lease and identifying the specific violation. Whether it’s unpaid rent or a lease violation, make sure you can document it. You can’t evict someone just because you want the property back—there has to be a valid legal basis.
Common reasons for eviction include:
Knowing your reason helps you choose the right notice and move forward with confidence.
Once you confirm the reason, you must serve a written notice. This step is required before filing anything with the court. The type of notice depends on why you’re evicting the tenant.
Be clear and specific in your notice. Deliver it in person, by mail, or post it at the rental unit if allowed. Keep a copy for your records. Your tenant gets a set number of days to either fix the issue or move out.
Types of notices in Tennessee include:
Give the proper notice, and be patient—this step starts the legal timeline.
If your tenant doesn’t respond or fix the issue in time, your next move is filing an eviction case. This is called a “Forcible Entry and Detainer” action in Tennessee.
Go to your local General Sessions Court to file the complaint. Bring your lease, a copy of the notice you served, and any evidence that supports your case. The court will issue a summons and schedule a hearing—typically within a week or two.
When filing the lawsuit, you’ll need to:
Act fast after the notice period ends so your eviction doesn’t get delayed.
Show up prepared on your court date. This is your chance to present your case. Bring copies of your lease, notices, photos, communication records, and anything else that backs up your claim.
The judge will ask questions and let both sides speak. If your paperwork is in order and you followed the right steps, the court will likely rule in your favor.
To make your court appearance go smoothly:
Once the judge rules, the tenant usually gets 10 days to leave voluntarily.
If the tenant still doesn’t leave, you need to take the final legal step. Go back to the court and request a Writ of Possession. This document allows the sheriff to physically remove the tenant and their belongings.
You can’t change the locks or remove their things yourself. Let law enforcement handle it. Schedule the eviction date with the sheriff, and be ready to meet them at the property.
To get the tenant out legally, you must:
Once the writ is executed, you regain full control of your property.
Eviction is one option that’s available to you, but it’s typically the most time-consuming, costly, and stressful.
Here are four eviction alternatives to consider.
Cash for keys lets you avoid the courtroom and speed up the move-out process. You offer your tenant a cash incentive to leave voluntarily by a specific date. It may feel counterintuitive to pay someone who owes you rent, but it can save you legal fees, stress, and months of waiting.
Start with a respectful conversation. If they’re willing to cooperate, put everything in writing. Set a clear move-out deadline, the agreed-upon amount, and what condition the unit should be in. Then follow through as promised when they hand over the keys.
Here’s why cash for keys can work:
This simple offer can save you time, money, and major headaches compared to a drawn-out eviction.
If your tenant wants to stay and has a history of paying on time, a payment plan might be your best bet. Instead of heading to court, you work out a schedule that lets them pay off the overdue rent in smaller installments.
This approach helps preserve the rental relationship and avoids the disruption of eviction. Just make sure everything is in writing and signed by both parties. Include due dates, amounts, and consequences if they miss a payment.
A payment plan can benefit both sides by:
A fair payment plan gives your tenant a chance to catch up while keeping your rental income flowing.
If you and your tenant both want to move on, a mutual lease termination agreement offers a clean, legal break. This approach helps you avoid court and lets your tenant leave without an eviction on their record.
You’ll need to put the agreement in writing. Specify the final move-out date, how much rent (if any) is still due, and any steps both parties need to take. Once signed, this document protects you from future disputes and gives you back control of the property.
Why a lease termination agreement makes sense:
When both sides agree to walk away, a written exit plan can make the transition smooth and stress-free.
Mediation brings in a neutral third party to help resolve the issue. It’s a useful tool when communication breaks down, but both sides are open to finding a solution. A mediator can guide the conversation, highlight options, and help you reach a written agreement.
Tennessee offers access to local mediation services that are often faster and cheaper than going to court. You still retain the right to file for eviction later if it doesn’t work out, but many cases get resolved without taking that step.
Benefits of using mediation include:
Sometimes, a guided conversation is all it takes to avoid eviction and find a solution that works for everyone.
Here are common questions associated with evicting a tenant in Tennessee.
Can I evict a tenant in Tennessee without a written lease?
Yes, you can evict a tenant without a written lease, but you still must follow the legal notice and court procedures for a month-to-month tenancy. Verbal agreements are enforceable but harder to prove, so documentation helps.
Do I have to give a reason to end a month-to-month lease?
No reason is required, but you must provide at least 30 days’ written notice. You still can't terminate the lease for discriminatory or retaliatory reasons.
Can I shut off utilities to force a tenant out?
No, that’s considered a “self-help” eviction and is illegal in Tennessee. You must go through the court process to remove a tenant.
What happens if a tenant refuses to leave after an eviction order?
You must request a Writ of Possession from the court. The sheriff will then schedule and carry out the physical eviction.
Can I evict a tenant during the winter?
Yes, Tennessee does not have seasonal restrictions on evictions. As long as you follow proper procedures, you can evict at any time of year.
Do I need a lawyer to evict a tenant in Tennessee?
No, you can file and represent yourself in court. However, legal help is recommended if the tenant contests the eviction or you’re unfamiliar with the process.
How long does the eviction process take in Tennessee?
If uncontested, the process usually takes 4–6 weeks from notice to removal. Delays can happen if the tenant fights the case or files an appeal.
It’s your hope as a landlord that you never have to consider evicting a tenant. However, this is always a possibility.
If you find yourself in this position, carefully follow the steps above. And if you run into any trouble, it’s best to consult with an attorney.
If you’re at the point where you no longer want to manage tenants, consider selling your Tennessee rental property. It may be the most profitable way to move past this point in your real estate investing career.
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