How Much Does an Eviction Cost in Tennessee? (2026)
Filing fees, sheriff costs, attorney fees, and lost rent, under T.C.A. § 66-28 (Uniform Residential Landlord and Tenant Act)
Filing fees, sheriff costs, attorney fees, and lost rent, under T.C.A. § 66-28 (Uniform Residential Landlord and Tenant Act)
A Tennessee eviction typically runs $1,212–$3,390 uncontested and $2,680–$10,290 contested, under T.C.A. § 66-28 (Uniform Residential Landlord and Tenant Act). Lost rent is almost always the largest line item.
Eviction in Tennessee. It's a process. It has costs. And for landlords with 1-20 units, understanding those costs upfront is critical. This guide breaks down what you can expect to spend and why, specific to Tennessee's legal framework.
Tennessee's approach to landlord-tenant law isn't unique in its existence, but its application has distinct elements. The primary legal authority governing residential evictions is the Uniform Residential Landlord and Tenant Act (URLTA), codified at T.C.A. § 66-28. Not every county in Tennessee operates under URLTA, but many do, especially the more populated ones. If your property is outside a URLTA jurisdiction, common law and your lease agreement will largely dictate procedures. Always verify jurisdiction. This guide focuses on URLTA, as it provides the most comprehensive framework.
Who sets the rules? State legislature, primarily. Courts interpret them. For you, the landlord, the local general sessions court is where eviction actions begin. The clerk's office handles filings. Judges hear the cases. Sheriffs serve papers and execute writs. These are your key players. Their fees, their timelines, directly impact your bottom line.
The practical bottom line for a small landlord: expect to pay. Expect delays. And expect that mistakes will cost you more. A successful, uncontested non-payment eviction, from notice to writ of possession, can easily run you $700-$1,500 in direct costs. This excludes lost rent, property damage, or re-renting expenses. If the tenant contests, if you need a lawyer, or if there are multiple court dates, that figure climbs fast. An attorney might charge $200-$400 per hour, or a flat fee for an uncontested eviction around $500-$1,000. Contested cases? The sky's the limit.
Tennessee stands out in a few ways. First, there's no statewide "just cause" eviction requirement. This means that if your property is outside a URLTA jurisdiction, you can typically terminate a month-to-month tenancy with a 30-day no-cause notice, assuming your lease allows it and isn't for a fixed term. Within URLTA jurisdictions, you still need a lease violation or expiration. This lack of statewide just cause provides some flexibility, but it doesn't exempt you from proper notice and court procedure.
Second, Tennessee has no statutory cap on security deposits. While this offers flexibility, it also means you must be meticulous in documenting property condition at move-in and move-out to avoid disputes. A security deposit dispute can quickly derail an eviction or lead to a separate small claims action, adding time and cost.
Third, the speed of court dockets varies wildly. In some rural counties, you might get a court date in 2-3 weeks. In urban centers like Nashville or Memphis, it could be 4-6 weeks, or even longer. Every extra day your unit is occupied by a non-paying tenant is lost income. This is a direct cost of the eviction process.
Don't try to evict a tenant yourself by changing locks or shutting off utilities. This is illegal. It's called a "self-help eviction" and it can lead to significant penalties, including financial damages awarded to the tenant. Do follow the legal process. File in court. Get a judgment. Obtain a writ of possession. It's slower, but it's the only legal path.
A common landlord mistake: accepting partial rent after serving a non-payment notice. If you accept any payment that is less than the full amount owed after giving a 14-day notice, you may waive your right to proceed with that specific notice. You often have to start the notice process over, adding weeks to the eviction timeline and costing you more lost rent. If a tenant offers partial payment, consult an attorney or refuse it unless you are prepared to restart the process.
As of recent legislative sessions (2024-2026), there's been ongoing discussion regarding landlord-tenant reform in Tennessee. While no sweeping changes to the core eviction process under T.C.A. § 66-28 have been enacted, proposals often surface concerning notice periods, the handling of abandoned property, and protections for vulnerable tenants. For example, some bills have aimed to clarify the exact method of notice for lease terminations or to streamline the process for landlords reclaiming abandoned units. Staying informed through resources like the Tennessee Housing Development Agency (THDA) or local landlord associations is crucial, as even minor tweaks can impact your operational costs and legal strategy.
In summary, Tennessee evictions are a structured legal process with predictable costs if managed correctly. Missteps, however, can quickly escalate those costs. Be prepared for court fees, service fees, and the inevitable loss of rental income. Understand the controlling statute, T.C.A. § 66-28, and know your local court's procedures. This groundwork will save you time and money.
| Cost Line | Uncontested | Contested |
|---|---|---|
| Notice prep & service | $75–$200 | $150–$350 |
| Court filing fee | $200–$300 (T.C.A. § 66-28 (Uniform Residential Landlord and Tenant Act)) | |
| Process server | $75–$200 | |
| Attorney fees | $500–$2,500 | |
| Sheriff / constable lockout | $40–$150 | |
| Lost rent during process | $672–$1,440 (21–45 days @ $960/mo) | $1,440–$3,840 (45–120 days) |
| Cleaning, repairs, re-leasing | $800–$2,200 | $1,100–$5,200 |
| Total scenario | $1,212–$3,390 | $2,680–$10,290 |
Evicting a tenant in Tennessee involves specific steps and costs. Understanding these local nuances is critical for landlords operating under the T.C.A. § 66-28 (Uniform Residential Landlord and Tenant Act). This guide focuses on practical considerations and common pitfalls.
For non-payment of rent, Tennessee requires a 14-day notice. This means your tenant has 14 calendar days to pay the overdue rent or vacate. If they fail to do either, you can then proceed with filing an unlawful detainer action. A common mistake here: serving a notice that demands payment in less than 14 days. This makes your notice invalid. Don't demand payment in 10 days; demand it in 14. For other lease violations, the notice period varies, but for repeat violations within six months, a 7-day notice may apply.
Tennessee does not have statewide "just cause" eviction requirements. This means for month-to-month tenancies, you can terminate without cause by providing a 30-day notice. This is a significant distinction from states with stricter tenant protections.
Once your notice period expires, the next cost is filing the unlawful detainer complaint in General Sessions Court. Filing fees vary by county. Expect to pay anywhere from $100 to $200 for the initial filing. For instance, in Davidson County, the filing fee is typically around $140, not including service. This fee is non-refundable, regardless of the outcome.
Service of process is another mandatory expense. You must ensure the tenant is properly served with the summons and complaint. This can be done by a sheriff's deputy or a private process server. Sheriff's fees generally range from $30-$50 per attempt. Private process servers may charge more, often $75-$150, but can sometimes offer faster or more persistent service. If the tenant evades service, you may incur additional costs for multiple attempts or alternative service methods, like posting and mailing (though personal service is always preferred).
After filing and service, a court date will be set. Landlords represent themselves in General Sessions Court, but many choose to hire an attorney, especially for complex cases or if they are unfamiliar with court procedures. Attorney fees vary widely, but expect to pay at least $500-$1,500 for a contested eviction hearing, often billed hourly. If you win, the court will issue an Order of Possession.
A common landlord mistake: assuming a judgment automatically means the tenant is out. It doesn't. The tenant still has a right to appeal the General Sessions Court's decision to Circuit Court, typically within 10 days. This appeal often requires the tenant to post a bond for future rent, but not always. An appeal significantly prolongs the process and increases legal costs.
If the tenant does not appeal or vacate after the judgment, you must obtain a Writ of Possession. This is a court order directing the sheriff to remove the tenant and their belongings. The fee for a Writ of Possession is usually around $40-$60. Once the writ is issued, you must coordinate with the sheriff's department for the physical eviction. The sheriff will schedule a time for you to meet them at the property. You are responsible for providing the labor to remove the tenant's belongings. This means hiring movers or arranging for friends/family to assist. Expect to pay movers at least $200-$500 for a typical apartment or small home eviction, potentially more for larger properties or difficult access. The sheriff will only supervise; they will not move items.
Tennessee law requires landlords to store a tenant's abandoned personal property for at least 30 days after the tenant has vacated or been removed. This applies even if the tenant was evicted. You must provide written notice to the tenant's last known address, informing them where the property is stored and that they have 30 days to retrieve it. You can charge reasonable storage costs. After 30 days, if the property is not claimed, you can dispose of it, sell it, or donate it. Keep meticulous records of all communications and property handling. Failing to properly store and notify can lead to claims against you for conversion of property.
As of recent legislative sessions, there has been ongoing discussion regarding the modernization of landlord-tenant laws in Tennessee. While no sweeping changes to the core eviction process under T.C.A. § 66-28 have been enacted that drastically alter costs or timelines, landlords should monitor proposed legislation concerning notice periods for specific violations, the handling of security deposits, and potential adjustments to court procedures. For example, bills have been introduced to clarify rules around partial rent payments after a notice to quit, which could impact whether a 14-day notice remains valid. Stay informed through the Tennessee General Assembly's official website or legal counsel specializing in landlord-tenant law. These changes, even minor, can create new compliance requirements and potential costs if not followed.
Tennessee has no statutory cap on security deposits. However, landlords must return the security deposit within 30 days of the tenant vacating, less any lawful deductions for damages beyond normal wear and tear or unpaid rent. You must provide an itemized list of deductions. If you fail to do so, you forfeit your right to withhold any portion of the deposit and may be liable for double the amount wrongfully withheld. This is a frequent area of dispute and can lead to counterclaims in court, adding to your legal expenses.
Eviction costs in Tennessee are not just filing fees. They include notice preparation, process service, potential attorney fees, writ fees, physical eviction labor, and property storage. Budgeting for these elements is crucial for any landlord.
Every dollar spent on tenant screening saves roughly $15–$25 in eviction and turnover costs. A rigorous screening protocol, verified income, rent-to-income ratio, prior landlord references, and a documented rubric, is the single highest-ROI move a Tennessee landlord can make.
See our tenant screening guide for Tennessee for the 5-point protocol used by NextGen Properties.
URLTA county (Memphis, Nashville): $4,500 to $9,000 all-in on a typical $1,200 unit. Direct legal $400 to $900. Lost rent during the 30 to 60-day case $1,200 to $2,400. Turn $1,500 to $3,500. Vacancy $1,000 to $2,200. Non-URLTA county: $3,500 to $7,000 all-in on a $900 unit. Tennessee operates two parallel landlord-tenant frameworks; eviction cost and timeline vary substantially between URLTA counties (population 75,000+) and the rural/smaller-county framework.
Shelby (Memphis) General Sessions: $150 to $200. Davidson (Nashville): $175 to $250. Knox and Hamilton: $125 to $175. Smaller counties: $100 to $150. The filing fee includes service in many Tennessee counties (the court arranges sheriff service through the same filing fee). Sheriff service where charged separately: $25 to $60 per defendant. Writ of possession execution: $25 to $50.
URLTA counties uncontested: 30 to 60 days from notice service to lockout. Non-URLTA counties uncontested: 15 to 35 days. URLTA counties have a 14-day pre-filing notice for nonpayment that adds two weeks to every case; non-URLTA counties have no statutory pre-filing notice. General Sessions Court hearings scheduled 10 to 21 days after filing; writ execution 5 to 14 days after judgment. Shelby County has a 10-day post-judgment redemption right that effectively delays execution.
No, General Sessions Court is pro-se friendly. Most Tennessee landlords with single-unit rentals appear pro se for uncontested cases. Attorneys for uncontested cases: $250 to $600 flat fee. Contested with represented tenant: $1,000 to $3,000. URLTA counties (Memphis, Nashville, Knoxville, Chattanooga) have more procedural complexity that may justify counsel; non-URLTA counties are typically straightforward for pro-se landlords.
Sometimes. Memphis and Nashville cash-for-keys offers typically run $500 to $2,000 plus return of deposit. Compare to $4,500 to $9,000 all-in for a URLTA-county eviction. The gap favors cash-for-keys for higher-rent units but the math is closer than in slow states. For rural Tennessee units under $700/month, the direct legal cost is so low that running the eviction may be cheaper than cash-for-keys; for $1,200+ Memphis or Nashville units, cash-for-keys typically wins.
Informational only, not legal advice. Consult a licensed Tennessee attorney. Source attribution in the Sources band below.