A landlord who wants a tenant to vacate rented premises cannot simply take the law into their own hands. The fact that the landlord owns the property does not dispense with the legal procedure for recovering possession from a tenant who is entitled to remain in possession. Where a tenancy has expired, rent remains unpaid, the tenant has breached the tenancy agreement or another lawful basis for termination exists, the landlord must follow the applicable procedure for recovery of premises. Failure to comply with the required procedure can delay possession and expose the landlord to unnecessary legal disputes. This article explains the essential steps a landlord should understand before commencing proceedings to recover possession of rented premises in Nigeria. What Does Recovery of Premises Mean? Recovery of premises is the legal process through which a landlord seeks to regain possession of property occupied by a tenant. The process is different from simply asking a tenant to leave. Where a tenant voluntarily surrenders possession, there is no need for contentious recovery proceedings. The difficulty arises where the tenant remains in possession despite the tenancy having lawfully come to an end. In such a situation, the landlord must use the procedure prescribed by the applicable law. Can a Landlord Recover Possession From a Tenant? Yes. A landlord is entitled to recover possession when the tenancy has lawfully determined and the landlord has complied with the applicable statutory and contractual requirements. Depending on the circumstances, the basis for recovery can include: expiration of the tenancy; failure to pay rent; breach of the tenancy agreement; use of the premises for an unlawful purpose; unauthorised subletting; persistent nuisance; substantial damage to the premises; or another recognised ground for termination. However, the landlord must establish the legal basis for recovery and follow the appropriate procedure. Does a Landlord Need to Give Notice Before Recovering Possession? In many cases, yes. The precise notice required depends on the nature of the tenancy, the terms of the agreement and the applicable legislation. A landlord should not assume that because rent has expired the tenant can immediately be physically removed. The applicable law can require a notice to quit or other statutory notice before proceedings for possession can properly be commenced. This is why the landlord must first establish the type of tenancy involved. What Is a Notice to Quit? A notice to quit is a notice informing a tenant that the landlord intends to terminate the tenancy and requires the tenant to surrender possession. The length of the notice depends on the type of tenancy and the applicable law. The tenancy agreement can also be relevant where it contains provisions concerning termination. The notice must comply with the applicable legal requirements. A defective notice can create procedural problems and potentially result in the landlord’s claim failing. Is a Notice to Quit Always Required? Not in every situation. The requirement depends on the nature of the tenancy and the circumstances in which possession is being sought. For example, where a fixed-term tenancy has expired by effluxion of time, the legal position concerning notice can differ from a situation where the landlord seeks to terminate a periodic tenancy before its natural expiration. There are also circumstances in which the law permits recovery proceedings without the ordinary notice to quit. The landlord should therefore obtain advice on the particular tenancy rather than using the same notice for every tenant. What Is a Notice of Owner’s Intention to Recover Possession? A landlord may also be required to serve a notice informing the tenant of the landlord’s intention to commence proceedings to recover possession. This is distinct from the notice to quit. The precise terminology and requirements depend on the applicable recovery of premises legislation. For example, under the Lagos State Tenancy Law 2011, where a tenancy has been determined and the tenant remains in possession, the landlord is required to serve the appropriate statutory notice before commencing proceedings for recovery of possession. The landlord should therefore ensure that the correct notice is prepared and served in accordance with the applicable law. What Happens If the Tenant Refuses to Leave? If the tenancy has lawfully ended and the tenant refuses to surrender possession, the landlord can commence proceedings for recovery of possession. The landlord should not: change the locks; remove the tenant’s belongings; disconnect utilities to force the tenant out; physically eject the tenant; threaten the tenant; or employ other forms of self-help. The appropriate course is to commence the necessary legal proceedings. See Can a Landlord Evict a Tenant Without a Court Order in Nigeria? for a detailed discussion of unlawful eviction and self-help. What Court Handles Recovery of Premises? The appropriate court depends on the location of the property, rental value, the applicable law and the nature of the claim. The Magistrate Court and the High Court of the State the property is located are usually the courts with jurisdiction depending on the value of the rent. A landlord should establish the proper court before commencing proceedings rather than assuming that any court can hear the claim. The applicable state legislation and procedural rules should be examined before filing. What Should a Landlord Claim in a Recovery of Premises Action? The reliefs depend on the circumstances of the case. A landlord can seek appropriate orders relating to: recovery of possession; arrears of rent; mesne profits; damages where legally recoverable; costs; and other appropriate reliefs. The landlord should plead and prove each claim separately. Can a Landlord Recover Rent and Possession in the Same Case? Yes. A landlord does not have to choose between recovering possession and recovering money properly due from the tenant. Where the tenant remains in possession after the tenancy has determined, the landlord can claim mesne profits for the period during which the tenant wrongfully remains in possession. Mesne profits are essentially compensation for the loss of the landlord’s use and occupation of the premises during the period of wrongful possession. The landlord can therefore, where properly established,
Landlord and Tenant Disputes in Nigeria: Legal Remedies Available to Tenants
Landlord and tenant disputes are common in Nigeria. They can arise over rent increases, eviction, unpaid rent, refusal to renew a tenancy, failure to refund a deposit, unlawful entry, damage to property, utility bills and other disagreements concerning the use or possession of rented premises. Although a landlord owns the property, ownership does not give the landlord an unrestricted right to interfere with a tenant’s lawful possession. A tenant, likewise, is not entitled to remain in possession indefinitely or disregard the terms of the tenancy. The rights and obligations of both parties are determined by the tenancy agreement, applicable legislation and the general principles of landlord and tenant law. Where a dispute cannot be resolved amicably, a tenant has legal remedies available. What Are the Most Common Landlord and Tenant Disputes in Nigeria? Landlord and tenant disputes commonly involve: rent increases; non-payment of rent; eviction and recovery of possession; inadequate or defective premises; refusal to renew a tenancy; disputes over security or caution deposits; unlawful entry into rented premises; harassment or threats by a landlord; disconnection of electricity or water; disputes over service charges; alleged damage to the property; recovery of rent arrears; refusal to accept rent; and disagreements over the terms of the tenancy. The appropriate remedy depends on the nature of the dispute. What Law Governs a Landlord and Tenant Dispute in Nigeria? There is no single landlord and tenant law that governs every tenancy throughout Nigeria. Landlord and tenant matters are substantially regulated by the law applicable in the particular jurisdiction where the property is situated. For example, Lagos State has the Lagos State Tenancy Law 2011, while other states have their own legislation or applicable rules governing tenancy and recovery of premises. The tenancy agreement is also important. Accordingly, before commencing proceedings, a tenant should determine: where the property is located; what legislation applies; whether there is a written tenancy agreement; what the agreement provides; and what exactly the landlord has done or failed to do. Can a Landlord Evict a Tenant Without a Court Order? A landlord cannot simply use self-help to eject a tenant from premises where the law requires judicial recovery of possession. A landlord who wants to recover possession must comply with the applicable legal procedure. Depending on the nature and duration of the tenancy, this can involve the appropriate notice and, where the tenant does not surrender possession, proceedings for recovery of possession. A landlord should not resort to: changing the locks; removing the tenant’s belongings; physically forcing the tenant out; disconnecting essential services to force the tenant to leave; or employing threats or violence. The legal procedure for recovery of premises should be followed. For a detailed explanation, see [Can a Landlord Evict a Tenant Without a Court Order in Nigeria?]. What Can a Tenant Do If the Landlord Attempts an Illegal Eviction? A tenant facing an attempted unlawful eviction should document what is happening and obtain legal advice promptly. The tenant should preserve: photographs and videos; messages from the landlord; letters and notices; evidence of threats; evidence of damage to property; rent payment records; and witness details. Where appropriate, the tenant can seek judicial relief to protect the tenant’s possession or pursue a claim arising from the landlord’s unlawful conduct. The precise remedy depends on the facts. Can a Tenant Challenge an Excessive Rent Increase? Yes. A landlord can propose a new rent, but the legality of an increase depends on the existing tenancy, the tenancy agreement and the applicable law. In Lagos State, Section 37 of the Lagos State Tenancy Law 2011 provides an existing tenant with a statutory procedure for challenging an increase considered unreasonable. The court can consider factors including the general level of rents in the locality, evidence presented by the parties and special circumstances relating to the premises. For more information, see [Can a Tenant Refuse a Rent Increase in Nigeria?]. What If the Landlord Increases Rent During an Existing Fixed Tenancy? A fixed-term tenancy and a new tenancy after expiration should be distinguished. Where a tenant has entered into a fixed-term tenancy at an agreed rent, the landlord cannot ordinarily change the agreed rent during the fixed term contrary to the tenancy agreement. The position can be different where the agreement contains a valid rent review clause. A tenant should therefore examine the tenancy agreement before deciding whether an increase is legally enforceable. What If a Landlord Refuses to Renew the Tenancy? A tenant does not automatically acquire a right to renew every tenancy simply because the tenant has occupied the property for a long period or has consistently paid rent. The position depends on the tenancy agreement, any contractual option to renew and the circumstances surrounding the tenancy. Where there is no written tenancy agreement, the tenancy can still be express or implied. However, an implied tenancy is not the same thing as an automatic implied right of renewal. Where a landlord refuses to renew, the tenant should establish whether there is a contractual or other legal basis for requiring renewal. See [What to Do When a Landlord Refuses to Renew a Tenancy Agreement in Nigeria] for a detailed discussion. What If There Is No Written Tenancy Agreement? The absence of a written agreement does not mean that the tenant has no legal protection. For example, Section 3 of the Lagos State Tenancy Law 2011 recognises tenancy agreements that are express or implied, oral or written, or partly oral and partly written. A tenancy can therefore be established through: oral agreement; payment of rent; possession; receipts; correspondence; conduct of the parties; and other evidence establishing the tenancy. A tenant should therefore preserve evidence of the tenancy even where no formal document was executed. Can a Tenant Sue a Landlord for Refusing to Refund a Security Deposit? Yes, where the tenant has an established entitlement to the money. The first question is whether the payment was actually a refundable security or caution deposit and what the tenancy agreement says about it. A
What to Do When a Landlord Refuses to Renew a Tenancy Agreement in Nigeria
A tenant who has occupied a property for several years can understandably expect to remain in the property when the tenancy expires, particularly where rent has always been paid promptly and the tenant has complied with the terms of the tenancy agreement. However, a tenant does not automatically acquire a right to renew a tenancy simply because the tenant has been a good tenant or has occupied the property for a long period. The starting point is the tenancy agreement. If the agreement gives the tenant an option or right to renew, the landlord’s refusal to renew can raise a contractual issue. If there is no such provision, the landlord is generally not required to grant a new tenancy merely because the tenant wants to remain in the property. The position also differs depending on whether the existing tenancy is a fixed-term tenancy, a periodic tenancy, or a tenancy that has already expired. This article explains what a tenant should do when a landlord refuses to renew a tenancy agreement in Nigeria, with particular attention to the legal position in Lagos State. Does a Tenant Have an Automatic Right to Renew a Tenancy? No. The expiration of a tenancy does not automatically give the tenant a right to another term. A tenancy is a contractual relationship. Where the agreed term expires, the tenant’s contractual right to occupy the premises ordinarily comes to an end unless: the tenancy agreement provides for renewal; the parties enter into a new agreement; the tenant validly exercises an existing option to renew; or the conduct of the parties creates a new tenancy or other legally recognised relationship. The Court of Appeal has recognised this principle in Oteri Holdings Ltd v. Heritage Banking Company Ltd (2020) LPELR-50802(CA), where a tenant sought to continue occupying premises after the expiration of a fixed-term lease containing an option to renew. The court emphasised that the tenant’s intention to renew did not itself create a renewed tenancy. Therefore, a tenant should not assume that a landlord is legally required to renew simply because the tenant has occupied the property for many years. What Is an Option to Renew? An option to renew is a contractual provision giving a tenant a right to seek or obtain a further term in accordance with the conditions stipulated in the tenancy agreement. The precise wording of the clause is critical. For example, an agreement might provide: “The tenant shall have an option to renew the tenancy for a further term of three years.” Another agreement might state: “The landlord shall grant the tenant a further term upon written notice given three months before expiration, subject to the tenant complying with the terms of the tenancy.” These clauses do not necessarily produce identical legal consequences. The court will examine the actual agreement to determine what rights the parties created. Can a Landlord Refuse to Renew Where the Tenant Has an Option to Renew? Not necessarily. Where the tenancy agreement contains a valid option to renew, the landlord’s ability to refuse renewal depends on the wording and conditions of the option. The tenant must first determine: whether the agreement actually grants an option to renew; when the option must be exercised; how the option must be exercised; whether written notice is required; whether the tenant must give notice within a specified period; whether payment of rent must be up to date; whether compliance with other covenants is a condition of renewal; whether the new rent is predetermined or subject to negotiation; and whether the landlord’s consent is required. The courts have repeatedly held that a tenant seeking to exercise an option to renew must comply with the conditions governing its exercise. In Oteri Holdings Ltd v. Heritage Banking Company Ltd, the Court of Appeal relied on the Supreme Court decision in Conoil Plc v. Dutse (2016) LPELR-40236(SC) and other authorities on the strict compliance required for exercising an option to renew. What If the Tenancy Agreement Does Not Contain a Renewal Clause? Where the tenancy agreement contains no right or option to renew, the tenant generally cannot compel the landlord to enter into a fresh tenancy simply because the tenant wishes to remain. The landlord can decide not to grant a new tenancy, subject to the applicable law governing the termination and recovery of possession. The tenant’s proper response is therefore not to insist that the landlord must renew the agreement, but to determine: whether the existing tenancy has expired; whether the landlord has complied with the applicable notice requirements; whether the tenant has any contractual right to renewal; and whether any other legal circumstances protect the tenant’s continued possession. Can a Landlord Refuse Renewal Because the Tenant Is in Rent Arrears? Yes. Where the tenancy agreement makes compliance with the tenant’s obligations a condition of renewal, substantial arrears or other breaches can affect the tenant’s ability to exercise an option to renew. This was an important consideration in Oteri Holdings Ltd v. Heritage Banking Company Ltd, where the tenant sought to continue in possession but had outstanding obligations. The court considered the contractual conditions governing renewal and the tenant’s failure to establish a valid renewal. A tenant who wants to rely on an option to renew should therefore ensure that all conditions attached to the option have been satisfied. What If the Tenant Has Always Paid Rent on Time? Regular payment of rent is important, but it does not by itself create a permanent right to renewal. A tenant who has paid rent regularly for ten or twenty years does not automatically acquire a right to another tenancy merely because of that history. The question remains whether the tenant has a contractual or statutory right to continue in possession. A good tenancy record can, however, be relevant to negotiations with the landlord and to the circumstances of a dispute. What If There Is No Written Tenancy Agreement? The absence of a written tenancy agreement does not mean that there is no tenancy or that
Can a Landlord Evict a Tenant Without a Court Order in Nigeria?
A landlord does not have the right to remove a sitting tenant from rented premises by force or through self-help merely because the tenancy has expired, rent is owing, or the landlord wants the property back. The general rule is that where a tenant remains in possession and refuses to surrender the premises, the landlord must follow the applicable statutory procedure for recovery of possession and, where the tenant does not vacate, obtain an order of a competent court for possession. This means that a landlord should not simply change the locks, remove the tenant’s belongings, disconnect electricity or water, demolish part of the premises, or use force to drive the tenant out. However, there is an important distinction between recovering possession from a sitting tenant and retaking possession of premises that have genuinely been surrendered or abandoned. This article focuses principally on Lagos State, where the issue frequently arises. The applicable law can differ from one state to another, so landlords and tenants outside Lagos should consider the tenancy legislation applicable in their particular state. Can a Landlord Evict a Tenant Without a Court Order? Generally, no. Where a tenant is still in possession of the premises, a landlord cannot lawfully resort to self-help to eject the tenant. The landlord must follow the applicable recovery-of-premises procedure. In the ordinary case, this involves the appropriate notice to terminate the tenancy, followed by the requisite notice of intention to recover possession and, where the tenant still refuses to vacate, proceedings before the appropriate court. The court then determines whether the landlord is entitled to possession and, where appropriate, makes an order for possession. The principle is particularly important because the landlord’s ownership of the property does not entitle the landlord to forcibly dispossess a tenant who is in lawful possession. What Is Self-Help Eviction? Self-help eviction occurs where a landlord attempts to recover possession without following the legally prescribed process. Examples include: changing the tenant’s locks; removing the tenant’s belongings; locking the tenant out of the premises; disconnecting electricity or water to force the tenant to leave; removing the roof or part of the building; physically removing the tenant; threatening or harassing the tenant into surrendering possession; demolishing or damaging the premises to force the tenant out; and employing thugs or other persons to eject the tenant. A landlord who is entitled to possession does not thereby acquire the right to recover possession by force. Does Expiration of the Tenancy Allow a Landlord to Remove the Tenant Immediately? No. The expiration of a tenancy does not, by itself, authorise a landlord to physically eject a tenant who remains in possession. The landlord must comply with the applicable notice requirements and recovery-of-premises procedure. This is an important distinction. For example, if a yearly tenancy expires on 31 December and the tenant remains in occupation thereafter, the landlord cannot simply arrive on 1 January, change the locks and remove the tenant’s property. The landlord must take the legally prescribed steps to recover possession. What Notice Must a Landlord Give Before Evicting a Tenant? The required notice depends on the nature of the tenancy, the terms of the tenancy agreement and the applicable law. Under the Lagos State Tenancy Law framework, where the parties have not agreed on a different period, the statutory periods traditionally applicable are: Weekly tenancy: one week; Monthly tenancy: one month; Quarterly or half-yearly tenancy: three months; and Yearly tenancy: six months. The tenancy agreement should always be examined first because the contractual terms can be important in determining the applicable notice. After the appropriate notice to quit has expired, the landlord may also need to serve the prescribed seven-day notice of intention to recover possession before commencing recovery proceedings. Therefore, it is incorrect to state that every Lagos tenant must always receive six months’ notice. The applicable period depends on the tenancy and the governing agreement and law. Does a Landlord Need a Court Order After Serving the Required Notices? Yes, where the tenant remains in possession and refuses to give up possession. Serving a notice does not itself physically evict the tenant. The purpose of the notice is to terminate the tenancy or otherwise put the tenant on notice of the landlord’s intention to recover possession. If the tenant does not vacate, the landlord must commence the appropriate recovery proceedings. The court then determines whether possession should be recovered. This is why a landlord who has served all the correct notices should not take matters into their own hands when the tenant refuses to leave. The proper response is to commence recovery proceedings. Can a Landlord Change the Locks After the Tenancy Expires? A landlord should not change the locks to forcibly exclude a sitting tenant who has not surrendered possession. The expiration of the tenancy gives the landlord a basis to seek possession, but it does not turn self-help into a lawful method of eviction. The same principle applies where the tenant is in arrears of rent. A landlord who is owed rent has legal remedies for recovering the rent and, where appropriate, possession of the premises. Those remedies should be pursued through the applicable legal procedure. Can a Landlord Disconnect Electricity or Water to Evict a Tenant? No. A landlord should not disconnect essential services as a means of forcing a tenant to leave. The same applies to deliberately damaging the premises or interfering with the tenant’s peaceful enjoyment of the property. The proposed Lagos State Tenancy and Recovery of Premises Bill 2025 contains particularly explicit provisions against conduct such as cutting off utilities, damaging premises and forcibly ejecting tenants. However, it is important not to confuse that Bill with the law currently in force. The Lagos State Government itself previously clarified that reports claiming that a new tenancy law had already been enacted were false. Important Update on the Lagos Tenancy Law There has been considerable confusion about the alleged 2025 amendment to the Lagos Tenancy Law. In May 2025, the Lagos State Government