Many landlords in Ghana resort to illegal eviction tactics — cutting utilities, changing locks, or physically removing tenants. These actions are not only illegal but can expose you to prosecution and civil suits. Here's the correct legal process.
Valid Grounds for Eviction
You can only evict a tenant for specific legal reasons:
- Non-payment of rent (after notice)
- Breach of tenancy agreement terms
- Causing significant damage to the property
- Using the property for illegal purposes
- Subletting without permission
- You need the property for personal use or family (with 6 months notice)
- The property needs major renovation or demolition (with 6 months notice)
- The tenancy period has expired and you've given proper notice
Step 1: Give Written Notice
Before any legal proceedings, you must give the tenant proper written notice:
- Non-payment of rent: 7-14 days notice to pay or vacate
- Breach of agreement: 14-30 days notice to remedy the breach
- Personal use / renovation: 6 months notice
- End of tenancy: Notice equivalent to the rent payment period (e.g., if rent is monthly, 1 month notice)
The notice must be in writing, specify the reason, and state the date by which the tenant must leave. Keep a copy and deliver by hand with a witness or by registered post.
Step 2: File with the Rent Control Department
If the tenant doesn't leave after the notice period, your next step is the Rent Control Department (not court — at least not yet):
- Visit the Rent Control Department in your district
- File a complaint against the tenant
- The Department will invite both parties for a hearing
- A Rent Control Officer will mediate
- If the complaint is valid, the Department may issue a notice to quit
Cost: Minimal (GHS 50-200 filing fee)
Time: 2-6 weeks
Step 3: Court Action (If Necessary)
If the Rent Control process doesn't resolve it:
- File a claim for possession at the District Court (or High Court for higher-value matters)
- The court serves the tenant
- Hearing is scheduled
- If the court rules in your favour, it issues a Warrant of Possession
- Court bailiffs execute the warrant
Cost: GHS 2,000-10,000 (legal fees + court fees)
Time: 2-6 months
What You CANNOT Do (Illegal Eviction)
- Change the locks while the tenant is out
- Cut off electricity, water, or other utilities
- Remove the tenant's belongings
- Physically threaten or assault the tenant
- Enter the property repeatedly to harass
- Hire people to intimidate the tenant
All of these are criminal offenses. You can be arrested and prosecuted.
What If the Tenant Damages Property?
If the tenant has damaged the property:
- Document all damage with photos and videos before they leave
- Get a repair quote from a contractor
- Deduct from the security deposit if applicable
- File a civil claim for additional damages if the deposit doesn't cover it
For any property-related legal matter, read about your rights under Ghana's Rent Control Law and use our free Land Deal Risk Check.