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 — At-Least-14-Day Termination (URLTA, Non-Remediable Breach). T.C.A. § 66-28-505(a)(3). The breach is not remediable; the rental agreement may terminate on a date not less than fourteen (14) days after receipt, with no cure right under this subsection.

☐ Variant C — Repeat Violation Within Six Months (URLTA). T.C.A. § 66-28-505(a)(2)(B). Substantially the same act or omission identified in a prior notice recurred within six months; the new written notice specifies the breach and a termination date at least seven days after notice.

☐ Variant D — 14-Day Cure for Tenant-Caused Damage (URLTA). T.C.A. § 66-28-505(a)(2). Use when payment of repair costs or authorized repairs can remedy the damage. Tenant repairs require a written request and the landlord's written authorization under § 66-28-505(a)(2)(A).

☐ Variant E — 3-Day Notice (URLTA, Specified Dangerous Conduct). T.C.A. § 66-28-517(a). Use only for a willful or intentional violent act, conduct constituting or threatening a real and present danger to persons or property, or a hazardous or unsanitary condition affecting persons or property.

☐ Variant F — Non-URLTA Rent or Damage Ground. T.C.A. § 66-7-109(a)(1)(A)-(B), (a)(2). Give at least 14 days' termination notice for unpaid rent or tenant-caused damage. If the breach is remediable and Tenant adequately remedies it before the date specified in the notice, the rental agreement does not terminate.

☐ Variant G — Non-URLTA Other Lease Default. T.C.A. § 66-7-109(b). Give at least 30 days' termination notice for another lease default. This subsection does not itself provide a cure right; check whether the Lease provides one.

☐ Variant H — Non-URLTA Specified Dangerous Conduct. T.C.A. § 66-7-109(a)(1)(C) allows a 14-day termination notice for its specified violent or dangerous conduct. A three-day notice under § 66-7-109(d) is available only when its tenant, property, and conduct conditions are met; confirm those conditions before selecting it.

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) / § 66-28-505(a)(2)(B) / § 66-28-517(a) / § 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 ☐ No. If yes, identify the lot and any separate park rules in the lease: [____________].

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]."
• Dangerous conduct (Variant E only): "On [DATE], [DESCRIBE SPECIFIC WILLFUL VIOLENT ACT, REAL AND PRESENT DANGER, OR HAZARDOUS OR UNSANITARY CONDITION], affecting [PERSONS OR PROPERTY] at the Premises, as documented by [PHOTOS, WITNESSES, REPORT]."

]

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 after the fourteen-day cure period and Landlord will commence a detainer warrant action.

NOTICE REGARDING REPAIRS: Any repairs you make to remedy the breach must first be requested by you in writing and authorized by Landlord in writing. T.C.A. § 66-28-505(a)(2)(A).

Variant B — At-Least-14-Day Non-Remediable Termination (URLTA)

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

Variant C — Repeat Violation (URLTA)

YOU ARE HEREBY NOTIFIED under T.C.A. § 66-28-505(a)(2)(B) that the act or omission described in Section 5 is substantially the same as the noncompliance identified in the prior written notice dated [__/__/____], received [__/__/____], and recurred within six months. The prior noticed breach was [DESCRIBE PRIOR BREACH]; this recurrence occurred on [__/__/____]. The Lease will terminate on [__/__/____], a date at least SEVEN (7) DAYS after this written notice. You are required to vacate and deliver up the Premises by that date.

Variant D — 14-Day Cure for Tenant-Caused Damage (URLTA)

YOU ARE HEREBY NOTIFIED under T.C.A. § 66-28-505(a)(2) that the damage described in Section 5 must be remedied within FOURTEEN (14) DAYS after your receipt of this Notice by [PAYING $[AMOUNT] IN DOCUMENTED REPAIR COSTS / COMPLETING AUTHORIZED REPAIRS DESCRIBED IN SECTION 8]. Before making repairs to cure, you must request them in writing and obtain Landlord's written authorization. T.C.A. § 66-28-505(a)(2)(A). If the damage is not remedied within the cure period, the Lease will terminate on [__/__/____].

Variant E — 3-Day Termination (URLTA Dangerous Conduct)

YOU ARE HEREBY NOTIFIED under T.C.A. § 66-28-517(a) that the conduct described in Section 5 constitutes [a willful or intentional violent act / conduct constituting or threatening a real and present danger to the health, safety, or welfare of persons or property / a hazardous or unsanitary condition affecting persons or property]. The Lease will terminate on [__/__/____], three (3) days after your receipt of this written Notice. You must vacate and deliver up the Premises by that date. If the conduct involves domestic abuse, § 66-28-517(g) protects the victim, minor children, and innocent occupants from eviction based solely on the abuse.

Variant F — Non-URLTA Rent or Damage Ground

YOU ARE HEREBY NOTIFIED that, pursuant to T.C.A. § 66-7-109(a)(1)(A)-(B), your tenancy will terminate on [__/__/____], a date at least FOURTEEN (14) DAYS after this notice is given, because of [UNPAID RENT / TENANT-CAUSED DAMAGE] described in Section 5. If this breach can be remedied by payment, repair, or otherwise and you adequately remedy it before the stated termination date, the rental agreement will not terminate under § 66-7-109(a)(2). Required remedy: [DESCRIBE].

Variant G — Non-URLTA Other Lease Default

YOU ARE HEREBY NOTIFIED that, pursuant to the Lease and T.C.A. § 66-7-109(b), your tenancy will terminate on [__/__/____], a date at least THIRTY (30) DAYS after this notice is given, because of the other lease default described in Section 5. You must vacate by that date unless the default is remedied under an applicable Lease term or another governing rule.

Variant H — Non-URLTA Specified Dangerous Conduct

YOU ARE HEREBY NOTIFIED that the conduct described in Section 5 is [DESCRIBE VIOLENT ACT OR REAL AND PRESENT DANGER]. Pursuant to T.C.A. § 66-7-109(a)(1)(C), your tenancy will terminate on [__/__/____], at least FOURTEEN (14) DAYS after this notice is given. ☐ If § 66-7-109(d) applies because [IDENTIFY QUALIFYING TENANT, PROPERTY, AND CONDUCT FACTS], the tenancy instead will terminate on [__/__/____], at least THREE (3) DAYS after notice is given. Select only one termination date.

8. ITEMIZATION OF REQUIRED CURE (IF APPLICABLE)

If this is a curable notice (Variant A or D, or Variant F when the rent or damage ground is remediable), 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 — § 66-28-505(a)(2)(B). If substantially the same previously noticed noncompliance recurs within six months, the landlord may terminate on at least seven days written notice specifying the new breach and the termination date. Identify the prior notice and recurring conduct.

14.3. Three-Day Notices for Dangerous Conduct. Section 66-28-517(a) covers the specific violent, dangerous, hazardous, or unsanitary conduct listed in Variant E. Identify the conduct and receipt date. If domestic abuse is involved, § 66-28-517(g) protects victims, minor children, and innocent occupants from eviction based solely on that abuse.

14.4. Tenant-Caused Damage. Section 66-28-403 concerns landlord access, not a 30-day damage cure. Use the § 66-28-505(a)(2) cure notice when repair costs or authorized repairs can remedy the breach; include the written authorization requirement for tenant repairs under § 66-28-505(a)(2)(A).

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. Identify the particular lot, lease provision, and park rule at issue. State the notice period supported by the governing agreement and applicable law after checking the current official source.

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/
• 2014 Tenn. Pub. Ch. 593, § 2 (official amendment changing the repeat-violation notice from fourteen to seven days): https://publications.tnsosfiles.com/acts/108/pub/pc0593.pdf
• 2011 Tenn. Pub. Ch. 272, §§ 10–11, 13 (official text of landlord access, cure by authorized repairs, and three-day dangerous-conduct notice): https://publications.tnsosfiles.com/acts/107/pub/pc0272.pdf
• 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