Judgment Liens on Property in Tennessee

You went to court and got a judgment that says you're entitled to money from the party you sued, now called a "judgment debtor." What comes next? How can you—the judgment creditor—collect the money you're due? That's the focus of this article.

One way to collect is by putting judgment liens on the judgment debtor's Tennessee property. After a quick review of how judgment liens differ from judgments, we'll turn our attention to the specifics of Tennessee law. In particular, we cover:

• the kinds of property subject to Tennessee judgment liens
• how you put judgment liens on Tennessee property
• how long your judgment lien lasts and how you can extend it, and
• the ways you can turn your judgment lien into money.

If you want some background information, here's more about how court judgments are collected.

What's the Difference Between a Judgment and a Judgment Lien?

A money judgment is a court order that says a judgment creditor is legally entitled to a sum of money from a judgment debtor. But a judgment, standing alone, isn't self-enforcing. That is, you can't take a judgment to your county sheriff's office and demand that the judgment debtor's real estate be sold to pay you.

If you want to seize and sell the judgment debtor's property, you first have to attach your judgment to specific items of property. That's what a judgment lien does. As we'll see below, once you take the correct steps to record your judgment, it becomes a lien against the judgment debtor's property. At that point, you can look for ways to turn your judgment into cold, hard cash.

Kinds of Property Subject to Tennessee Judgment Liens

In Tennessee, you can attach judgment liens only to real estate, meaning land, buildings, and other improvements. When you properly record a Tennessee judgment lien (see below), it attaches to real estate the judgment debtor:

• presently owns, and
• acquires later, as long as your judgment lien is still good.

No Liens on Personal Property

You can't put judgment liens on Tennessee personal property—cars, artwork, antiques, electronics, household furnishings, and the like. But that doesn't mean a judgment debtor always gets to keep their autos, boats, and other big ticket items.

Even without judgment liens, there's a way to have the sheriff seize personal property. Once you've located the judgment debtor's property, you get a writ of execution and have the sheriff levy (seize) it. Then it's auctioned to pay you—as long as others aren't ahead of you in the payment line.

If you're considering this, give serious thought to hiring a Tennessee collections lawyer. They can tell you whether it's worth your time and expense to go after the judgment debtor's personal property. If it is, they'll guide you through the process.

Tennessee Exemptions

Like all states, Tennessee exempts some property—both real and personal—from the reach of creditors. A few examples include:

• up to $35,000 worth of real estate used as a home
• all wearing apparel, family portraits, and family pictures
• personal property (including money) with an aggregate value of not more than $10,000, and
• the family Bible and school books.

How to Attach Judgment Liens on Real Estate

Getting a judgment lien on Tennessee real estate is simple, but the process depends on where the property is located. One rule applies when the real estate is located in the same county where you got the judgment. There's a bit more work involved when the real estate is situated in a different county.

Same County Where You Got the Judgment

When you want a judgment lien on real estate that's located in the same county where you got the judgment, follow these two steps.

• Get a certified copy of the judgment. Go to the court clerk's office and ask for a certified copy of the judgment. The clerk will know what you want. They'll prepare a certificate saying that the attached judgment is authentic, sign it, affix the court's seal, and attach it to the judgment. You've got a certified copy.
• Go to the county register of deeds office. Take your certified judgment to the register of deeds office and tell them you want to register it in the county lien book. They'll know what to do. Note that if the county registers judgments in a different office, you'll have to register your judgment there instead. Ask if you're in the right place and they'll let you know.

Lien in Different County

Here's the process to register your judgment in a different county.

• Check with the register of deeds. Unfortunately, the law isn't clear. Some authorities say you must get a certified copy of the judgment. Others say you need a certified abstract (summary) of the judgment. Get advice from a local collections attorney, or contact the register of deeds office and ask what they require.
• Get a certified copy. Next, go to the court clerk's office and tell them you need a certified copy or abstract of the judgment. They'll prepare your document and certify it as described above.
• Go the the register of deeds office. Take your certified document to the register of deeds office in the county where the real estate is located. Ask if you're in the right place to register an out-of-county judgment for a judgment lien. If so, ask them to register your certified judgment or abstract in the county lien book.

Beware of Local Variations

Different court clerks and register of deeds offices might have their own variations on these procedures. To be on the safe side, call ahead or check online for their requirements. As an example, here's what you need to register a judgment lien in Hamilton County.

How Long Does Your Tennessee Judgment Last?

A Tennessee judgment is good for 10 years from the date it's issued. When you register your judgment and create a judgment lien, the lien lasts for the remainder of the judgment's 10-year life.

Extending Your Judgment

Tennessee law lets you extend your judgment for successive 10-year periods. Here's how it works.

Before the judgment expires—allow enough time to complete this process before your judgment and liens expire—file a motion with the court that issued it. Ask the court to extend the judgment for another 10 years.

The court will issue a show cause order directing the judgment debtor to show why the judgment shouldn't be extended. You must mail a copy of that order to the judgment debtor at their last known address. To be on the safe side, use certified mail and request a return receipt.

The judgment debtor has 30 days to respond. If they don't, the court must grant your motion and extend the judgment. If the judgment debtor timely responds, the burden is on them to show why the judgment shouldn't be extended.

Extend Your Judgment Liens

Extending your judgment doesn't automatically extend related judgment liens. You've got a bit more work to do. To keep your judgment liens alive, you register a copy of the court order extending your judgment in each county where you have a lien.

As always, best practice dictates that you contact the register of deeds office (or check online) ahead of time to find out about local requirements.

The Tennessee Bar Association provides a detailed tutorial for extending judgments and judgment liens, complete with forms you can use.

How Do You Turn a Tennessee Judgment Lien Into Money?

In general, there are three ways you can try to collect on a Tennessee judgment lien:

• negotiate a settlement
• wait for the judgment debtor to sell or refinance the property, and
• execute on your lien.

Negotiate a Settlement

If you want payment sooner rather than later, this is likely your best choice. No, you won't get all money you're entitled to, but that's the nature of a settlement. You'll collect faster—and more inexpensively—than via the other two options.

Wait for the Judgment Debtor to Sell or Refinance

Most often, a buyer or lender will insist on clear title, free of all judgment liens. So, to sell or refinance, the judgment debtor will have to approach you to make a deal. Only now, you've probably got more negotiating leverage. As long as you're willing to sit tight and wait, this too is a low-cost, low-stress way to collect.

Execute on Your Lien

Executing on your lien means having the sheriff sell the property at auction. This might seem like a tempting option. But before you head down this path, check with the court clerk or the county sheriff (or a local attorney) to find out about the legwork and costs involved. In addition, see who's ahead of you in payment priority, or you might discover—too late—that the sale proceeds aren't enough to pay you in full (or at all).

Lastly, be aware that this step might be just the push the judgment debtor needs to declare bankruptcy. Should that happen, you're likely to be standing in a long, very unhappy line of creditors with little chance of getting paid.

Next Steps

Want to have a look at Tennessee's judgment lien laws? You'll find them at Tenn. Code, tit. 25, ch. 5 (2025) (captioned "Lien of Judgment"). Statutes concerning execution on judgments are codified at Tenn. Code, tit. 26 (2025).

We've covered the basics, but of course, the devil's in the details. After reviewing Tennessee's statutes, you might decide that your best option is to get help collecting your judgment. An experienced Tennessee creditor's rights or collection attorney can answer your questions and help you chart a collection path that gives you the best chance to maximize your recovery.