Tennessee 14/30-Day Notice to Cure Lease Violation or Quit

TENNESSEE NOTICE TO CURE LEASE VIOLATION OR QUIT

TABLE OF CONTENTS

1. Header and Recipient Block
2. Notice Variant Selection
3. Statutory Predicate
4. Identification of Premises and Tenancy
5. Specification of the Breach
6. Lease Provisions Violated
7. Demand to Cure or Quit
8. Itemization of Required Cure (If Applicable)
9. Consequences of Non-Compliance
10. Tenant Rights Reservation
11. Service Information
12. Landlord Signature Block
13. Certificate of Service
14. Tennessee Practice Notes
15. Sources and References

1. HEADER AND RECIPIENT BLOCK

STATE OF TENNESSEE

[COUNTY NAME] COUNTY

NOTICE TO CURE LEASE VIOLATION OR QUIT — RESIDENTIAL TENANCY

2. NOTICE VARIANT SELECTION

Check the applicable variant. Only ONE variant should be used per notice.

☐ Variant A — 14-Day Cure-or-Quit (URLTA, Curable Breach). T.C.A. § 66-28-505(a)(2). The breach is remediable. Tenant has 14 days from receipt to cure.

☐ Variant B — 14-Day Termination (URLTA, Non-Remediable Breach). T.C.A. § 66-28-505(a)(3). The breach is not remediable; tenancy terminates 14 days after receipt with no cure right.

☐ Variant C — Repeat Violation Within Six Months (URLTA). T.C.A. § 66-28-507. Tenant cured a similar breach in the prior six (6) months; tenancy terminates 14 days after receipt with no cure right.

☐ Variant D — 30-Day Tenant-Caused Damage (URLTA). T.C.A. § 66-28-403. Tenant has 30 days to repair tenant-caused damage to the dwelling unit or pay the landlord's documented repair cost.

☐ Variant E — 3-Day Notice (URLTA, Violent/Drug/Weapons/Prostitution/Gang Activity). T.C.A. § 66-28-505(d)–(g). No right to cure; tenancy terminates 3 days after receipt.

☐ Variant F — Non-URLTA Curable Default. Lease + T.C.A. § 66-7-109. 14-day cure period (or such period as the Lease provides).

☐ Variant G — Non-URLTA Non-Curable Default. Lease + T.C.A. § 66-7-109. 30-day termination (or such period as the Lease provides).

3. STATUTORY PREDICATE

TO THE TENANT(S) AND ALL OTHER OCCUPANTS:

This Notice is served pursuant to [CITE APPLICABLE STATUTE — T.C.A. § 66-28-505(a)(2) / § 66-28-505(a)(3) / § 66-28-403 / § 66-28-505(d) / § 66-28-507 / § 66-7-109]. The Premises are located in [COUNTY] County, Tennessee, which [is / is not] a county subject to the Tennessee Uniform Residential Landlord and Tenant Act, T.C.A. § 66-28-101 et seq.

4. IDENTIFICATION OF PREMISES AND TENANCY

4.1. Premises. [FULL ADDRESS, UNIT, CITY, COUNTY, TN ZIP] (the "Premises").

4.2. Lease. Written rental agreement (the "Lease") dated [__/__/____] between [LANDLORD] ("Landlord") and [TENANT(S)] ("Tenant").

4.3. Term. ☐ Fixed term ending [__/__/____] ☐ Month-to-month ☐ Other: [________].

4.4. Monthly Rent. $[________].

4.5. Mobile Home Park. ☐ Yes (T.C.A. § 66-28-201 protections) ☐ No.

5. SPECIFICATION OF THE BREACH

You are in material noncompliance with the Lease and/or with the obligations imposed on tenants by T.C.A. § 66-28-401, by reason of the following acts or omissions:

5.1. Date(s) of Breach: [__/__/____] (and continuing through [__/__/____]).

5.2. Time(s) of Breach: [________].

5.3. Location on Premises: [________________________________].

5.4. Detailed Description of the Conduct or Omission:

[Provide a detailed factual description sufficient to inform Tenant of the conduct alleged to violate the Lease. Examples — choose / adapt as applicable:

• Unauthorized occupant: "Tenant has permitted [NAME] to reside at the Premises since on or about [DATE] without Landlord's written consent, in violation of Lease ¶[__]."
• Unauthorized pet: "Tenant has kept a [BREED/SPECIES] dog at the Premises since [DATE] without the written pet authorization required by Lease ¶[__]."
• Disturbance: "On [DATE], at approximately [TIME], Tenant created loud and unreasonable disturbance audible from adjoining units, including [DESCRIBE], in violation of Lease ¶[__] and T.C.A. § 66-28-401(7)."
• Property damage: "On [DATE], Tenant or Tenant's guest caused [DESCRIBE DAMAGE] to the Premises requiring repair at an estimated cost of $[AMOUNT] (see attached invoice/photos)."
• Smoking: "Tenant has smoked tobacco/marijuana inside the Premises in violation of Lease ¶[__] and TN smoke-free housing covenants, evidenced by [DESCRIBE]."
• Criminal activity (Variant E only): "On [DATE], [DESCRIBE — e.g., Tenant or occupant possessed/manufactured/distributed a controlled substance / committed an act of violence / displayed a firearm in a threatening manner] at the Premises, as documented by [POLICE REPORT NO., PHOTOS, WITNESSES]."

]

5.5. Witnesses or Evidence:

6. LEASE PROVISIONS VIOLATED

The acts and omissions described in Section 5 constitute material breaches of the following Lease provisions and statutory obligations:

7. DEMAND TO CURE OR QUIT

(Complete the variant that matches Section 2.)

Variant A — 14-Day Cure-or-Quit (URLTA Curable Breach)

YOU ARE HEREBY NOTIFIED that, pursuant to T.C.A. § 66-28-505(a)(2), you must CURE the breach described in Section 5 within FOURTEEN (14) DAYS after your receipt of this Notice. If you fail to cure within that period, the Lease will terminate on the fifteenth (15th) day after receipt and Landlord will commence a detainer warrant action.

Variant B / C — 14-Day Non-Remediable Termination (URLTA)

YOU ARE HEREBY NOTIFIED that, pursuant to T.C.A. § 66-28-505(a)(3) [and § 66-28-507 if repeat-violation], the breach described in Section 5 is not remediable. The Lease will terminate FOURTEEN (14) DAYS after your receipt of this Notice. You are required to vacate and deliver up the Premises on or before [__/__/____].

Variant D — 30-Day Repair (URLTA Tenant-Caused Damage)

YOU ARE HEREBY NOTIFIED that, pursuant to T.C.A. § 66-28-403, you must REPAIR the tenant-caused damage described in Section 5 (and itemized in Section 8) within THIRTY (30) DAYS after receipt of this Notice, or pay Landlord the documented repair cost. Failure to do so terminates the Lease.

Variant E — 3-Day Termination (URLTA Criminal/Violent/Drug Activity)

YOU ARE HEREBY NOTIFIED that, pursuant to T.C.A. § 66-28-505(d), the conduct described in Section 5 constitutes [violent conduct / drug-related criminal activity / firearm display / prostitution / gang activity] at or near the Premises. The Lease TERMINATES THREE (3) DAYS after your receipt of this Notice with NO RIGHT TO CURE. You must vacate and deliver up the Premises on or before [__/__/____].

Variants F / G — Non-URLTA County

YOU ARE HEREBY NOTIFIED that, pursuant to the Lease and T.C.A. § 66-7-109, you must [CURE the breach within FOURTEEN (14) DAYS / VACATE within THIRTY (30) DAYS] after receipt. Failure to comply will result in commencement of a detainer warrant action.

8. ITEMIZATION OF REQUIRED CURE (IF APPLICABLE)

If this is a curable notice (Variants A, D, F), the following actions, items, or payments are required to constitute cure:

9. CONSEQUENCES OF NON-COMPLIANCE

9.1. If you fail to cure (where curable) or fail to vacate (where non-curable) within the time stated above, the Lease terminates by operation of the cited statute.

9.2. Landlord will commence a detainer warrant action in the General Sessions Court of [COUNTY] County, Tennessee, under T.C.A. § 29-18-101 et seq. The hearing will be set no less than six (6) days from service of the warrant. T.C.A. § 29-18-117.

9.3. Landlord will seek possession, a money judgment for unpaid rent, damages, costs, and attorney's fees (where authorized).

9.4. A writ of possession may issue under T.C.A. § 29-18-126 directing the sheriff to remove you from the Premises.

9.5. A detainer judgment may impair your ability to obtain housing, credit, and certain employment for years.

10. TENANT RIGHTS RESERVATION

This Notice does not waive or limit any of Tenant's rights, including:

• The implied warranty of habitability under T.C.A. § 66-28-304.
• Freedom from retaliation under T.C.A. § 66-28-514.
• Freedom from discrimination under the Tennessee Human Rights Act, T.C.A. § 4-21-601 et seq., and the federal Fair Housing Act, 42 U.S.C. § 3601 et seq.
• The right to a hearing in General Sessions Court before any writ of possession may issue.
• The Landlord is strictly prohibited from self-help eviction (lockouts, utility shut-offs, removal of doors). T.C.A. § 66-28-504. Self-help exposes the Landlord to actual and punitive damages and attorney's fees.

11. SERVICE INFORMATION

This Notice is being served on Tenant by the following method(s):

☐ Personal delivery to Tenant on [__/__/____] at [TIME] [AM/PM]
☐ Delivery to person of suitable age and discretion residing at the Premises (Name: [________]) on [__/__/____]
☐ Posting on the front door of the Premises on [__/__/____] AND mailing by U.S. first-class mail with certificate of mailing AND U.S. certified mail, return receipt requested, on [__/__/____]
☐ Other (specify): [________________________________]

12. LANDLORD SIGNATURE BLOCK

Executed this [__] day of [MONTH], 2026.

By: [________________________________]

Print Name: [________________________________]

Title: [Owner / Property Manager / Authorized Agent]

Address: [________________________________]

Phone / Email: [________________________________]

13. CERTIFICATE OF SERVICE

I, [NAME OF SERVER], certify that on [__/__/____] I served the foregoing Notice upon Tenant by the method(s) checked in Section 11. I declare under penalty of perjury under the laws of Tennessee that the foregoing is true and correct.

Signature: [________________________________]

Date: [__/__/____]

14. TENNESSEE PRACTICE NOTES

14.1. Cure vs. Termination. Under T.C.A. § 66-28-505(a), the landlord must allow cure if the breach is "remediable by payment of rent, cost of repairs, damages, or any other amount due to the landlord." Conduct-based breaches (disturbances, unauthorized occupants) often have ambiguous remediability; courts construe doubts in favor of cure.

14.2. Repeat-Violation (Six-Month) Rule — § 66-28-507. If a tenant cured a similar breach in the prior six months, the landlord may proceed without offering a second cure right. Document the prior breach in the new notice.

14.3. Three-Day Notices for Criminal Activity. T.C.A. § 66-28-505(d)–(g) allows three-day no-cure notices for: violent conduct against the landlord or other tenants; possession or display of an illegal firearm; prostitution-related activity; gang-related criminal activity; or possession, manufacture, or delivery of a controlled substance on the premises. Police reports, body-cam footage, and arrest records are typically required.

14.4. Tenant-Caused Damage — § 66-28-403. Tenant has 30 days to repair after written notice itemizing damage and reasonable cost. The statute presumes the tenant is responsible for damage caused by the tenant, household members, and guests.

14.5. Vagueness Defeats the Notice. Tennessee General Sessions courts (notably Davidson, Shelby, Knox, Hamilton) regularly dismiss detainer warrants where the underlying notice fails to identify the conduct, dates, or lease provisions. Plead with particularity.

14.6. Discrimination and Retaliation. Selective enforcement of pet, occupancy, or noise rules against tenants in protected classes invites THRA and FHA claims. Document evidence of comparable enforcement against unprotected tenants.

14.7. HUD-Subsidized Tenancies. Public housing, Section 8 (HCV / project-based), and rural development tenancies require additional notice content (grievance rights, opportunity to discuss). HUD Handbook 4350.3 and 24 C.F.R. §§ 247, 966, and 982 supply the controlling framework.

14.8. Mobile Home Park Tenancies — § 66-28-201. Park tenants have additional protections including longer notice for park-rule violations.

14.9. Memphis / Shelby County Practice. Memphis Area Legal Services (901-523-8822) and the Memphis Bar Association Pro Bono Project staff tenant defense.

14.10. Nashville / Davidson County Practice. Legal Aid Society of Middle Tennessee (615-244-6610) operates the Eviction Right to Counsel program. The L.E.G.A.C.Y. Housing Diversionary Court diverts curable breaches to mediation.

15. SOURCES AND REFERENCES

• T.C.A. § 66-28-505 (URLTA termination): https://law.justia.com/codes/tennessee/title-66/chapter-28/part-5/section-66-28-505/
• T.C.A. § 66-28-507 (Repeat violations): https://law.justia.com/codes/tennessee/title-66/chapter-28/part-5/
• T.C.A. § 66-28-403 (Tenant-caused damage): https://law.justia.com/codes/tennessee/title-66/chapter-28/part-4/
• T.C.A. § 66-28-401 (Tenant obligations): https://law.justia.com/codes/tennessee/title-66/chapter-28/part-4/
• T.C.A. § 66-7-109 (Non-URLTA): https://law.justia.com/codes/tennessee/title-66/chapter-7/section-66-7-109/
• T.C.A. § 29-18-101 et seq. (Forcible entry and detainer): https://law.justia.com/codes/tennessee/title-29/chapter-18/
• Painebickers MJK 2018 URLTA Memorandum: https://www.painebickers.com/wp-content/uploads/2018/12/MJK-2018-URLTA-Memo-on-Tennessee-Eviction-Procedures-and-Sample-Notices.pdf
• Painebickers MJK 2018 NON-URLTA Memorandum: https://www.painebickers.com/wp-content/uploads/2018/12/MJK-2018-NON-URLTA-Memo-on-Tennessee-Eviction-Procedures-and-Sample-Notices.pdf
• TN Courts Landlord-Tenant Presentation: https://www.tncourts.gov/sites/default/files/docs/landlordtenant_-_presentation_0.pdf
• Help4TN: https://www.help4tn.org/senior-services/legal-information/long-term-care-housing/urlta-renters
• Tennessee Attorney General CRED complaint process: https://www.tn.gov/attorneygeneral/cred/cred-s-complaint-process.html