One of the most common questions in landlord and tenant disputes in Nigeria is: how much notice must a landlord give a tenant before asking the tenant to leave?

There is no single notice period that applies to every tenancy in Nigeria.

The required notice depends principally on the type of tenancy, the terms of the tenancy agreement and the law applicable in the state where the property is located.

For example, under the Lagos State Tenancy Law 2011, where the tenancy agreement does not stipulate the period of notice required to determine the tenancy, the statutory periods are one week for a tenant at will, one month for a monthly tenant, three months for a quarterly tenant, three months for a half-yearly tenant and six months for a yearly tenant.

However, these statutory periods should not be applied mechanically. The first document a landlord should examine is the tenancy agreement.

Is There a Uniform Notice Period for Tenants in Nigeria?

No.

Landlord and tenant law is not governed by one uniform notice period applicable throughout Nigeria.

Different states have different legislation governing the recovery of premises, and the applicable procedure also depends on the nature of the tenancy.

Consequently, a landlord in Lagos should not automatically apply the notice period applicable in Abuja, Rivers State, Anambra State or another jurisdiction.

The location of the property must first be established.

How Much Notice Must a Landlord Give in Lagos State?

For premises to which the Lagos State Tenancy Law 2011 applies, Section 13(1) provides the following statutory periods where there is no stipulation as to the notice to be given by either party:

These are default periods. They apply where the tenancy agreement does not stipulate the notice required to determine the tenancy.

This is an important point because it is often incorrectly stated that every yearly tenant in Lagos is automatically entitled to six months’ notice.

The correct position is more nuanced: six months is the statutory default where the agreement does not stipulate a different period.

Does the Tenancy Agreement Determine the Notice Period?

Yes, subject to the applicable law.

Section 13(1) of the Lagos State Tenancy Law expressly begins with the words “where there is no stipulation” as to the notice to be given.

Therefore, where the parties have validly agreed on the notice period in their tenancy agreement, that contractual provision is important in determining the period required to terminate the tenancy.

For example, if a tenancy agreement provides that either party must give three months’ notice to terminate the tenancy, the landlord should not simply assume that six months’ notice is required because the tenant pays rent yearly.

The agreement must first be examined.

Why the Tenancy Agreement Matters

Two tenants paying rent yearly can therefore potentially be subject to different notice provisions where their tenancy agreements contain different termination clauses.

For this reason, landlords should not issue a notice to quit merely by relying on the period for which rent is paid.

The agreement should be reviewed first.

How Much Notice Must a Monthly Tenant Receive?

Where the Lagos State Tenancy Law applies and the tenancy agreement does not stipulate a different period, a monthly tenant is entitled to one month’s notice.

For example, if the tenancy is monthly and there is no contractual provision dealing with notice, the landlord cannot simply give the tenant seven days to vacate.

The statutory period is one month.

How Much Notice Must a Quarterly Tenant Receive?

A quarterly tenant is entitled to three months’ notice where the tenancy agreement is silent on the period of notice.

The same statutory period applies to a half-yearly tenant under Section 13(1) of the Lagos State Tenancy Law 2011.

How Much Notice Must a Yearly Tenant Receive?

Where the Lagos State Tenancy Law applies and the tenancy agreement does not provide otherwise, a yearly tenant is entitled to six months’ notice.

This is the source of the commonly quoted rule that a landlord must give a yearly tenant six months’ notice.

However, it is important to emphasise that the six-month period is the statutory default under Section 13(1)(e). It should not be presented as an absolute rule applying regardless of the tenancy agreement.

How Much Notice Must a Tenant at Will Receive?

Where the Lagos State Tenancy Law applies and there is no stipulation as to notice, a tenant at will is entitled to one week’s notice under Section 13(1)(a).

A tenancy at will is different from a monthly or yearly tenancy. The nature of the tenancy should therefore be properly established before determining the notice required.

What If the Tenancy Is for a Fixed Term?

A fixed-term tenancy is treated differently.

Where a tenancy is for a specified fixed period, the tenancy ordinarily comes to an end by effluxion of time when the agreed term expires.

Under Section 13(5) of the Lagos State Tenancy Law 2011, no notice to quit is required once a fixed-term tenancy has been determined by effluxion of time.

However, where the landlord intends to go to court to recover possession after the fixed term has expired, the landlord must serve the required seven-day written notice of intention to apply to recover possession.

This distinction is extremely important.

Example

Suppose a tenant is granted a one-year fixed tenancy from 1 January 2026 to 31 December 2026.

If the tenancy expires on 31 December 2026 by effluxion of time, the landlord does not have to serve a six-month notice to quit merely to bring the fixed term to an end.

If the tenant remains in possession after the expiry of the fixed term and the landlord intends to commence proceedings for possession, the statutory procedure applicable to recovery of premises must then be followed, including the requisite seven-day notice of intention to recover possession.

What Is the Difference Between a Notice to Quit and a 7-Day Notice?

This is one of the most misunderstood aspects of eviction proceedings.

A notice to quit terminates the tenancy.

A seven-day notice of intention to recover possession serves a different purpose: it gives notice of the landlord’s intention to commence proceedings for possession after the tenancy has been determined.

They are therefore not interchangeable.

Notice to Quit

The notice to quit gives the tenant the required period to surrender possession upon determination of the tenancy.

The length depends on the tenancy and, where applicable, the tenancy agreement.

Seven-Day Notice of Intention to Recover Possession

After the tenancy has been properly determined, the landlord serves the statutory notice of intention to recover possession where required before commencing proceedings.

Under the Lagos State Tenancy Law, a fixed-term tenant whose tenancy has expired by effluxion of time does not require a notice to quit, but the landlord must serve the seven-day written notice of intention to apply to recover possession before proceeding to court.

Therefore, a landlord should not assume that “six months’ notice” is the entire eviction process.

It is only one part of the process in cases where a notice to quit is required.

Does a Landlord Have to Give Six Months’ Notice to Every Tenant in Lagos?

No.

This is perhaps the most important answer in this article.

Six months applies to a yearly tenancy where the tenancy agreement does not stipulate the notice period and the Lagos State Tenancy Law 2011 applies.

It does not mean that every tenant in Lagos is entitled to six months’ notice.

A monthly tenant, for example, is subject to one month’s statutory notice where the agreement is silent.

Similarly, a quarterly or half-yearly tenant is subject to three months’ statutory notice.

Does the Amount of Rent Paid Determine the Notice Period?

The manner in which rent is paid or demanded is relevant in determining the nature of the tenancy where there is no evidence to the contrary.

Section 13(6) of the Lagos State Tenancy Law provides that the nature of a tenancy, in the absence of evidence to the contrary, is determined by reference to the time when the rent is paid or demanded.

However, this does not mean that the parties’ contractual agreement can simply be ignored.

The tenancy agreement, payment arrangements and surrounding circumstances should all be examined.

Can a Landlord Give More Notice Than the Law Requires?

Yes.

There is generally nothing objectionable about a landlord giving a tenant more time than the minimum period required.

The real problem arises where the landlord gives less than the required period or issues a notice that is otherwise defective.

A landlord who is uncertain about the appropriate period should therefore avoid taking the shorter route merely because it appears convenient.

What Happens If the Landlord Gives Too Little Notice?

A notice that does not comply with the applicable legal or contractual requirement can be challenged.

For example, where a monthly tenancy requires one month’s notice but the landlord gives only seven days, the tenant can challenge the validity of the notice.

Similarly, where a yearly tenancy is subject to the statutory six-month period and the landlord gives only three months without a contractual basis for doing so, the notice can be defective.

A defective notice can affect the landlord’s ability to successfully commence and maintain recovery proceedings.

This is why the correct notice should be determined before it is served, rather than attempting to correct the problem after litigation has commenced.

When Does the Notice Period Start Running?

The calculation of a notice period is important.

The landlord should ensure that the tenant receives the required notice for the full period prescribed by the applicable law or agreement.

The date on which the notice is served can therefore be critical.

For example, if a notice is required to give one full month and the landlord calculates the period incorrectly, the notice can fall short of the required statutory period.

The landlord should therefore not simply count the date written on the notice without considering the applicable rules on service and computation.

Must the Notice End on the Anniversary of the Tenancy?

Not necessarily under the Lagos State Tenancy Law.

Section 13(4) provides that notices for quarterly, half-yearly and yearly tenants need not terminate on the anniversary of the tenancy but can terminate on or after the date of expiration of the tenancy.

This is another reason why the common statement that a yearly tenant’s notice must always expire precisely on the anniversary of the tenancy is too broad.

The wording and computation of the notice must be considered in accordance with the applicable law.

Does a Tenant Have to Leave Immediately After the Notice Expires?

If the notice has validly determined the tenancy, the tenant is expected to surrender possession.

However, where the tenant remains in possession, the landlord should not use self-help to remove the tenant.

The landlord must follow the applicable recovery-of-premises procedure.

This means that a landlord should not respond to a tenant’s refusal to vacate by:

• changing the locks;
• removing the tenant’s belongings;
• disconnecting electricity or water;
• using force;
• employing thugs; or
• physically ejecting the tenant.

The proper course is to commence the appropriate proceedings for recovery of possession.

Can a Landlord Evict a Tenant Without Giving Notice?

There are circumstances where a traditional notice to quit is not required.

The clearest example under the Lagos State Tenancy Law is a fixed-term tenancy that has expired by effluxion of time.

Section 13(5) expressly provides that no notice to quit is required once the fixed term has determined by effluxion of time. The landlord must, however, serve the required seven-day notice of intention to recover possession before proceeding to court.

Other circumstances can also involve different rules depending on the legal status of the occupier and the nature of the occupation.

The landlord should therefore establish the type of tenancy before deciding that no notice is necessary.

Does Non-Payment of Rent Automatically Cancel the Notice Requirement?

Not necessarily.

Non-payment of rent gives a landlord a legal basis to pursue appropriate remedies, but the procedure depends on the applicable law and the circumstances.

The Lagos State Tenancy Law contains specific provisions dealing with rent arrears. For example, Section 13(2) provides that where a monthly tenant is in arrears of six months’ rent, the tenancy lapses and the court can make an order for possession and arrears upon proof of the arrears. Similar provisions apply to quarterly and half-yearly tenancies where one year’s rent is in arrears.

A landlord should therefore not assume that every case of rent default follows exactly the same notice procedure as an ordinary termination of a tenancy.

Does the Lagos Tenancy Law Apply Everywhere in Lagos?

No.

The Lagos State Tenancy Law 2011 expressly excludes Apapa, Ikeja GRA, Ikoyi and Victoria Island from its application. It also excludes certain categories of residential premises, including specified institutional, hospital, care and rehabilitation premises.

Therefore, a landlord or tenant in one of those excluded areas should not automatically apply the Section 13 notice periods of the Lagos State Tenancy Law 2011.

The applicable legislation and the tenancy agreement must be examined.

What About the Lagos Tenancy and Recovery of Premises Bill 2025?

There has been confusion about whether the Lagos State Tenancy and Recovery of Premises Bill 2025 has already replaced the 2011 Law.

It is important to distinguish a Bill from an enacted law.

Current legal commentary published in August 2026 continues to describe the 2025 measure as a Bill and not as legislation that has replaced the existing framework.

Accordingly, this article applies the existing legal framework and does not present the provisions of the 2025 Bill as though they are already the law.

What Should a Landlord Do Before Serving a Notice to Quit?

A landlord should take the following steps:

1. Examine the Tenancy Agreement

Check whether it specifies the notice required to terminate the tenancy.

2. Determine the Type of Tenancy

Establish whether the tenancy is:

• monthly;
• quarterly;
• half-yearly;
• yearly;
• at will; or
• for a fixed term.

3. Identify the Applicable Law

The law depends on the location of the premises and the nature of the tenancy.

4. Calculate the Notice Correctly

Ensure that the tenant receives the full contractual or statutory period.

5. Prepare a Valid Notice

The notice should contain the information required by the applicable law and be properly addressed and served.

6. Follow the Recovery-of-Premises Procedure

If the tenant remains in possession after the tenancy has been determined, the landlord should follow the statutory procedure rather than resorting to self-help.

What Should a Tenant Do If the Landlord Gives an Incorrect Notice?

A tenant who receives a notice should not simply assume that it is valid.

The tenant should check:

• the type of tenancy;
• the tenancy agreement;
• the date of service;
• the length of notice;
• the date on which the notice is intended to expire;
• whether the notice was properly served; and
• whether the landlord complied with the applicable recovery-of-premises law.

If the notice is defective, the tenant should obtain legal advice before vacating or responding.

Conclusion

The answer to “How much notice must a landlord give a tenant in Nigeria?” depends on the tenancy agreement, the type of tenancy and the law applicable to the property.

In Lagos, where the Tenancy Law 2011 applies and the tenancy agreement is silent on notice, the statutory periods are:

• Tenant at will — 1 week
• Monthly tenant — 1 month
• Quarterly tenant — 3 months
• Half-yearly tenant — 3 months
• Yearly tenant — 6 months

These periods are not a substitute for examining the tenancy agreement. A fixed-term tenancy that expires by effluxion of time is also treated differently, as no notice to quit is required under Section 13(5), although the statutory notice of intention to recover possession is required before court proceedings.

If you are a landlord unsure of the correct notice to serve or a tenant who has received a notice to quit, Lexforte Attorneys can review the tenancy agreement, determine the applicable notice period and advise you on the appropriate legal steps. Contact Lexforte Attorneys for professional assistance with landlord and tenant disputes, notices to quit and recovery of premises in Nigeria.