Eviction Notice and Unlawful Detainer (Detainer Warrant) Package

EVICTION NOTICE AND DETAINER WARRANT PACKAGE — TENNESSEE

TABLE OF CONTENTS

1. Part A — Notice to Quit / Termination of Tenancy
2. Part B — Detainer Warrant (Complaint for Possession)
3. Part C — Summons
4. Part D — Certificate / Affidavit of Service of Notice
5. Tennessee Practice Notes
6. Pre-Filing Checklist
7. Sources and References

PART A — NOTICE TO QUIT / TERMINATION OF TENANCY

A-1. URLTA Counties — Notice to Pay Rent or Cure Material Noncompliance

TO: [TENANT FULL LEGAL NAME(S)] and all other occupants

PREMISES: [________________________________] (street address, unit, city, county, Tennessee, ZIP)

FROM: [LANDLORD FULL LEGAL NAME], [LANDLORD MAILING ADDRESS]

DATE OF NOTICE: [__/__/____]

YOU ARE HEREBY NOTIFIED, pursuant to Tenn. Code Ann. § 66-28-505, that you are in material noncompliance with the rental agreement and/or in violation of Tenn. Code Ann. § 66-28-401 in a manner materially affecting health and safety, as specifically described below:

Description of breach: [________________________________]

Amount of rent and other sums due (itemized):

YOU HAVE [__] DAYS (☐ fourteen (14) days — leases entered before 7/1/2025; ☐ seven (7) days — leases entered, amended, or renewed on or after 7/1/2025) after receipt of this notice to remedy the breach by payment of the sums above or by curing the noncompliance described.

IF THE BREACH IS NOT REMEDIED WITHIN THE PERIOD STATED, THE RENTAL AGREEMENT SHALL TERMINATE on [__/__/____], and the landlord will seek possession of the premises by filing a detainer warrant in the General Sessions Court.

☐ NOTICE REGARDING REPAIRS: All repairs to be made by the tenant to remedy the breach must be requested in writing by the tenant and AUTHORIZED IN WRITING BY THE LANDLORD prior to such repairs being made. (Tenn. Code Ann. § 66-28-505(a)(2)(A).)

☐ RECURRENCE WARNING: If substantially the same act or omission recurs within six (6) months, the landlord may terminate the rental agreement upon seven (7) days' written notice without a further opportunity to cure. (Tenn. Code Ann. § 66-28-505(a)(2)(B).)

Payment / cure instructions: [________________________________]

Landlord signature: [________________________________]
Print name: [________________________________]
Date: [__/__/____]

A-2. URLTA Counties — Three-Day Notice for Illegal Drug Activity / Violent Acts

TO: [TENANT FULL LEGAL NAME(S)] and all other occupants

PREMISES: [________________________________]

YOU ARE HEREBY NOTIFIED, pursuant to Tenn. Code Ann. § 66-28-517, that the rental agreement is terminated effective THREE (3) DAYS from receipt of this notice based on the following conduct:

☐ Use, possession, sale, or manufacture of a controlled substance on the premises
☐ Violent act or behavior constituting or threatening a real and present danger to health, safety, or welfare
☐ Other illegal activity materially affecting health and safety: [____________]

Specific facts: [________________________________]

This notice does not provide a right to cure. You must vacate by [__/__/____].

Landlord signature: [________________________________] Date: [__/__/____]

A-3. Non-URLTA Counties — Notice of Termination Under § 66-7-109

TO: [TENANT FULL LEGAL NAME(S)]

PREMISES: [________________________________]

YOU ARE HEREBY NOTIFIED, pursuant to Tenn. Code Ann. § 66-7-109, that your tenancy is terminated for the following reason:

☐ Neglect or refusal to pay rent due and in arrears upon demand — [__] days' notice (☐ 14 days for leases pre-7/1/2025; ☐ 7 days for leases entered, amended, or renewed on or after 7/1/2025)
☐ Willful or intentional violent act or behavior constituting a real and present danger to health, safety, or welfare — [__] days' notice (same election as above)
☐ Damage beyond normal wear and tear — fourteen (14) days' notice
☐ Repeat breach within six (6) months — seven (7) days' notice (for § (a)(1)(A)(i)) or fourteen (14) days (for § (a)(1)(B))

Amount of rent in arrears (if applicable): $[________]

Description of breach / damage: [________________________________]

Termination date: [__/__/____]. You must vacate and surrender possession by that date or a detainer warrant will be filed.

Landlord signature: [________________________________] Date: [__/__/____]

A-4. Thirty-Day Notice — Termination of Periodic Tenancy (No Cause)

TO: [TENANT FULL LEGAL NAME(S)]

PREMISES: [________________________________]

YOU ARE HEREBY NOTIFIED, pursuant to Tenn. Code Ann. § 66-28-512 (URLTA) or § 66-7-109(c) (non-URLTA), that your month-to-month tenancy is terminated effective [__/__/____], which is not less than thirty (30) days after the next rent due date.

You must vacate the premises and return possession on or before that date.

Landlord signature: [________________________________] Date: [__/__/____]

Service of Notice (All Forms)

Notice may be served by:

☐ Personal delivery to tenant
☐ Leaving with a person of suitable age at the premises
☐ Posting on the main entrance of the premises AND mailing by first-class mail
☐ Certified mail, return receipt requested

Method used: [________________________________]
Date and time of service: [__/__/____] at [____]
Server's name and signature: [________________________________]

PART B — DETAINER WARRANT (COMPLAINT FOR POSSESSION)

Caption

IN THE GENERAL SESSIONS COURT FOR [____________] COUNTY, TENNESSEE

Civil Docket No. [________________________________]

DETAINER WARRANT — COMPLAINT FOR POSSESSION OF REAL PROPERTY
(Tenn. Code Ann. § 29-18-101 et seq.)

1. Parties

1.1 Plaintiff [LANDLORD NAME] is the ☐ owner ☐ authorized agent ☐ property manager of the premises described below, with a mailing address of [________________________________].

1.2 Defendant [TENANT NAME] is the tenant in possession of the premises pursuant to a ☐ written ☐ oral rental agreement dated [__/__/____].

1.3 Additional occupants known to Plaintiff: [________________________________].

2. Premises

2.1 The premises (the "Premises") are located at:

[________________________________] (street address, unit number, city, [____________] County, Tennessee, ZIP [____]).

2.2 Type of premises: ☐ Single-family dwelling ☐ Apartment ☐ Mobile home ☐ Other: [____________]

3. Jurisdiction and Venue

3.1 This Court has subject-matter jurisdiction over forcible entry and unlawful detainer actions pursuant to Tenn. Code Ann. § 29-18-107.

3.2 Venue is proper in [____________] County because the Premises are situated in this County. Tenn. Code Ann. § 29-18-104.

4. Tenancy and Rental Terms

4.1 Monthly rent: $[________], due on the [____] day of each month.

4.2 Security deposit: $[________].

4.3 Lease term: ☐ Month-to-month ☐ Fixed term beginning [__/__/____] and ending [__/__/____].

4.4 The rental agreement is ☐ attached as Exhibit A ☐ oral and described in paragraph 4.5.

4.5 [If oral, describe terms: ________________________________]

5. Grounds for Detainer

(Select all that apply.)

☐ 5.1 Nonpayment of rent. Defendant has failed to pay rent due and owing in the amount of $[________] for the period [__/__/____] through [__/__/____], plus late fees of $[________] and other sums of $[________].

☐ 5.2 Material noncompliance / lease violation. Defendant has materially breached the rental agreement as follows: [____________].

☐ 5.3 Holdover after termination of tenancy. The tenancy was terminated effective [__/__/____] and Defendant has unlawfully held over.

☐ 5.4 Damage beyond ordinary wear and tear. [Describe: ____________]

☐ 5.5 Illegal drug activity / violent acts. [Describe: ____________] (Tenn. Code Ann. § 66-28-517.)

6. Pre-Suit Notice

6.1 On [__/__/____], Plaintiff served Defendant with a written [__]-day notice (Part A, attached as Exhibit B), pursuant to Tenn. Code Ann. ☐ § 66-28-505 ☐ § 66-28-517 ☐ § 66-7-109 ☐ § 66-28-512.

6.2 Method of service of notice: [________________________________].

6.3 The notice period has expired and Defendant has failed to cure the breach and/or vacate the Premises.

7. Amounts Claimed

Plaintiff also seeks rent accruing through the date of judgment and possession.

8. Prayer for Relief

WHEREFORE, Plaintiff prays that this Court:

(a) Issue a Summons commanding Defendant to appear and answer this Detainer Warrant;
(b) Award Plaintiff immediate possession of the Premises;
(c) Award a money judgment in the amount stated in paragraph 7, plus rent accruing through the date of judgment;
(d) Award court costs and, if authorized by the lease, attorney's fees;
(e) Issue a Writ of Possession to be executed not less than ten (10) days after judgment, pursuant to Tenn. Code Ann. § 29-18-126; and
(f) Grant such other and further relief as the Court deems just.

9. Verification

I, [LANDLORD / AGENT NAME], declare under penalty of perjury under the laws of the State of Tennessee that the foregoing is true and correct to the best of my knowledge.

Signature: [________________________________]
Print name and title: [________________________________]
Date: [__/__/____]

Sworn to and subscribed before me this [____] day of [____________], 20[____].

Notary / Clerk: [________________________________]
My commission expires: [__/__/____]

PART C — SUMMONS

IN THE GENERAL SESSIONS COURT FOR [____________] COUNTY, TENNESSEE

Civil Docket No. [________________________________]

SUMMONS — DETAINER WARRANT

TO: [DEFENDANT NAME], [DEFENDANT ADDRESS]

You are SUMMONED to appear and defend a civil action filed against you in the General Sessions Court for [____________] County, Tennessee. A hearing will be held on:

Date: [__/__/____] Time: [____] Courtroom: [________]

Court address: [________________________________]

If you fail to appear, a judgment by default may be entered against you for the relief demanded in the Detainer Warrant, including possession of the Premises.

Pursuant to Tenn. Code Ann. § 29-18-119, the hearing shall be held not less than six (6) days after service of this Summons.

Issued this [____] day of [____________], 20[____].

Clerk of the General Sessions Court: [________________________________]

Return of Service

I served this Summons and a copy of the Detainer Warrant on the Defendant(s) as follows:

☐ Personal service on [__/__/____] at [____] upon [____________]
☐ Substitute service on a person of suitable age at the residence: [____________]
☐ Posting on the main entrance of the Premises on [__/__/____] (Tenn. Code Ann. § 29-18-115)
☐ Other (specify): [____________]

Officer / Server: [________________________________]
Title: [____________]
Signature: [________________________________] Date: [__/__/____]

PART D — CERTIFICATE / AFFIDAVIT OF SERVICE OF NOTICE

STATE OF TENNESSEE
COUNTY OF [____________]

I, [AFFIANT NAME], being first duly sworn, depose and state:

1. I am over the age of eighteen (18) and competent to testify to the matters set forth herein.

2. On [__/__/____], at approximately [____], I served a true and correct copy of the Notice to Quit / Termination of Tenancy attached hereto as Exhibit 1 upon [TENANT NAME] by the following method:

☐ Personal delivery to the tenant at [____________]
☐ Delivery to a person of suitable age and discretion (name: [____________]) at the tenant's residence
☐ Conspicuous posting at the main entrance of the Premises AND mailing by first-class mail to the tenant at the Premises address
☐ Certified mail, return receipt requested, tracking number [____________]

3. The Premises served are located at [________________________________].

4. [Optional — additional facts: ____________]

Affiant signature: [________________________________]
Print name: [________________________________]
Date: [__/__/____]

Sworn to and subscribed before me this [____] day of [____________], 20[____].

Notary Public: [________________________________]
Commission expires: [__/__/____]

TENNESSEE PRACTICE NOTES

• URLTA applicability. URLTA applies in Tennessee counties with population greater than 75,000 (per the most recent federal census). In non-URLTA counties, § 66-7-109 controls residential termination, and § 66-28-505/517 do not apply.
• July 1, 2025 amendments. 2025 Public Acts (HB 1345 / SB 1088) shortened several URLTA and § 66-7-109 notice periods from 14 to 7 days for rental agreements entered, amended, or renewed on or after July 1, 2025. Confirm execution / renewal date before selecting notice length.
• Demand and arrears. For non-URLTA § 66-7-109 nonpayment terminations, rent must be both due and in arrears, and demand made, before notice is effective.
• Six-day rule. Tenn. Code Ann. § 29-18-119 requires the General Sessions hearing be held not less than six (6) days after service of the detainer warrant.
• Writ of Possession — 10-day stay. Tenn. Code Ann. § 29-18-126 stays issuance of the writ of possession for ten (10) days after judgment to permit appeal to circuit court.
• De novo appeal. Defendant may appeal a General Sessions judgment to circuit court within ten (10) days, with bond. Tenn. Code Ann. § 29-18-128 et seq.
• No self-help. A landlord may not lock out, remove belongings, or shut off utilities to dispossess a tenant. Tenn. Code Ann. § 66-28-504.
• Service of notice. URLTA permits delivery; § 66-7-109 permits posting plus mailing if personal service cannot be obtained — confirm the most recent statutory text and local custom.
• Subsidized housing. Federal HUD / Section 8 / LIHTC properties require additional pre-suit notice (often 30 days) and lease-specified grievance procedures; verify federal requirements before filing.

PRE-FILING CHECKLIST

☐ Confirmed URLTA / non-URLTA status of county
☐ Confirmed lease execution / renewal date (pre- or post-7/1/2025) and selected proper notice period
☐ Identified all adult occupants for service
☐ Properly drafted and served the Notice to Quit
☐ Notice period has expired without cure / surrender
☐ Computed itemized rent, late fees, and damages
☐ Verified ownership / agency authority to sue
☐ Confirmed entity (LLC / corporation) plaintiff is represented by counsel (Tennessee bars non-attorney representation of entities in court)
☐ Attached lease as exhibit
☐ Attached Notice as exhibit
☐ Filed in the correct county (where premises located)
☐ Confirmed General Sessions filing fee and service costs
☐ No active stay (bankruptcy, SCRA, federal CARES Act successor program, local moratorium)

SOURCES AND REFERENCES

• Tenn. Code Ann. § 66-28-505 (URLTA noncompliance).
• Tenn. Code Ann. § 66-28-517 (URLTA illegal activity).
• Tenn. Code Ann. § 66-28-512 (URLTA periodic tenancy).
• Tenn. Code Ann. § 66-7-109 (non-URLTA termination).
• Tenn. Code Ann. § 29-18-101 et seq. (Forcible Entry and Detainer).
• 2025 Public Acts, HB 1345 / SB 1088 (effective July 1, 2025).
• Tennessee Court of the Judiciary, General Sessions forms (verify local court website).