How to Serve an Eviction Notice & Detainer Warrant in Tennessee (URLTA & Statutory Rules)

1. URLTA vs. Common-Law Counties in Tennessee

Before serving an eviction notice in Tennessee, landlords and property managers must determine whether the property is located in a county governed by the Tennessee Uniform Residential Landlord and Tenant Act (URLTA, T.C.A. § 66-28-101 et seq.) or general Tennessee landlord-tenant statutes (T.C.A. § 66-7-101 et seq.).

Under T.C.A. § 66-28-102(a), URLTA applies only in counties with a population exceeding 75,000 according to the 2010 federal census (and subsequent statutory updates). This includes Tennessee’s major metro counties: Davidson, Shelby, Knox, Hamilton, Rutherford, Williamson, Montgomery, Sumner, Sullivan, Wilson, Blount, Washington, Bradley, Madison, Sevier, Maury, Putnam, and Anderson Counties. The remaining 70+ rural Tennessee counties are governed by T.C.A. Title 66, Chapter 7.

2. Stage One: Pre-Suit Notice to Quit / Notice of Lease Termination

Unless the written lease agreement contains an explicit, bolded waiver of notice for nonpayment of rent, the landlord must first serve a written termination notice before filing a Detainer Warrant in General Sessions Court:

• 14-Day Notice to Pay or Quit (Nonpayment of Rent / Material Noncompliance): Under URLTA (T.C.A. § 66-28-505(a)(2)) and Non-URLTA (T.C.A. § 66-7-109(a)), the landlord must give 14 days’ written notice specifying the breach and stating that the rental agreement will terminate if rent is not paid within 14 days.
• 3-Day Notice for Violent Behavior or Drug Activity: Under T.C.A. § 66-28-517 and § 66-7-109(d), a 3-day written notice applies when the tenant or a guest willfully or intentionally commits a violent act, behaves in a manner that constitutes a real and present danger to health/safety, or unlawfully possesses/distributes controlled substances on the premises.
• 30-Day Notice to Terminate Month-to-Month Tenancy: Under T.C.A. § 66-28-512(b), terminating a periodic month-to-month tenancy without cause requires at least 30 days’ written notice prior to the next periodic rent due date.
• Proving Notice Delivery: Having a professional process server hand-deliver or post and photograph the 14-day or 30-day notice with a timestamped Affidavit of Service prevents tenants from claiming in General Sessions Court that they never received the pre-suit notice.

3. Stage Two: Serving the General Sessions Detainer Warrant (T.C.A. § 29-18-115)

Once the notice period expires without cure, the landlord files a Forcible Entry and Detainer (FED) Warrant—commonly called a Detainer Warrant—with the General Sessions Court Clerk in the county where the property is situated. Service of the Detainer Warrant is strictly governed by T.C.A. § 29-18-115:

First, the Mandatory 6-Day Service Deadline: Under T.C.A. § 29-18-115(e)(2), the process server must serve the Detainer Warrant on the tenant at least six (6) days prior to the scheduled trial date on the face of the warrant (excluding the day of service). If service occurs fewer than 6 days before the hearing, the court must continue the hearing or the warrant must be reset.

Second, Who May Serve: Under T.C.A. § 29-18-115(a) and § 16-15-901(a), the Detainer Warrant may be served by any adult over 18 who is not a party to the action (including a private process server) on any named defendant or any adult found on the leased premises.

4. Personal Service vs. Posting & Mailing ("Nail and Mail"): The Money Judgment Trap

T.C.A. § 29-18-115(e)(2) provides a specific statutory procedure when a tenant refuses to open the door or cannot be found after diligent attempts—but it comes with a major legal limitation that every landlord and real estate attorney must understand:

Under T.C.A. § 29-18-115(e)(2), if the process server makes at least three (3) separate attempts to serve the tenant in person on three different dates, and documents each attempt on the return, the server may post a copy of the Detainer Warrant on the front door of the leased premises AND mail a copy via U.S. Postal Service first-class or certified mail to the premises at least six (6) days before the hearing.

CRITICAL DISTINCTION: Under Tennessee constitutional due process and T.C.A. § 29-18-115(e)(2), service by posting and mailing ("posting service") gives the General Sessions Court in rem jurisdiction to award POSSESSION OF THE PROPERTY ONLY. It does NOT confer personal jurisdiction to enter a default money judgment for unpaid rent, late fees, or property damage. To obtain both possession AND a money judgment for back rent, our process servers prioritize personal in-hand service on the tenant (including evening and workplace attempts).