The relationship between landlords and tenants in Ghana is governed by the Rent Act 1963 (Act 220) and regulated by the Rent Control Department. Both tenants and landlords frequently violate these laws — often without knowing. Here's what you must know.
Rent Advance: The Law
This is the biggest issue in Ghana's rental market. The law is clear:
- Residential properties: Maximum 6 months advance rent
- Commercial properties: Maximum 6 months advance rent
Yet landlords routinely demand 1-3 years advance. This is illegal. You can report landlords who demand excessive advances to the Rent Control Department.
Tenant Rights
- Right to a receipt: Landlords must give you a receipt for every rent payment
- Right to habitable premises: The property must be fit for living (running water, functional plumbing, structural integrity)
- Right to quiet enjoyment: The landlord cannot harass you or enter without notice
- Protection from illegal eviction: A landlord cannot change locks, cut utilities, or physically remove you. Eviction requires a court order.
- Right to recover excess advance: If you paid more than 6 months advance, you can recover the excess through the Rent Control Department
- Right to renewal: If you've been a good tenant, you have a right to renew your tenancy
Landlord Rights
- Right to collect rent: On time and in full as agreed
- Right to inspect: With reasonable notice (24-48 hours)
- Right to evict: For valid reasons and through proper legal channels
- Right to increase rent: With proper notice (typically 6 months for residential)
- Right to recover property: For personal use (with proper notice and process)
Legal Grounds for Eviction
A landlord can only evict a tenant for:
- Non-payment of rent (after proper notice)
- Breach of tenancy agreement terms
- Using the property for illegal purposes
- Causing damage to the property
- The landlord needs the property for personal use (with 6 months notice)
- The property needs major renovation/demolition
Even with valid grounds, eviction requires:
- Written notice to the tenant
- Filing with the Rent Control Department
- If tenant doesn't leave: court action
- Court order for eviction
- Only after court order: physical eviction by court bailiffs
The Rent Control Department
The Rent Control Department handles rent disputes and can:
- Mediate between landlords and tenants
- Set fair rent for properties
- Investigate complaints of excessive rent advance
- Issue orders to refund excess rent
- Address maintenance and habitability issues
Offices are in all regional capitals. Filing a complaint is free.
Common Violations
- Landlords: Demanding 2+ years advance, illegal eviction, refusing to make repairs, disconnecting utilities
- Tenants: Subletting without permission, altering the property, refusing to leave after lease expires, damaging property
Tips for Tenants
- Always get a written tenancy agreement
- Always get receipts for rent payments
- Document the property condition at move-in (photos)
- Know your rights — don't pay more than 6 months advance
- If facing illegal eviction, go to Rent Control immediately
Tips for Landlords
- Screen tenants properly before renting
- Use a written tenancy agreement with clear terms
- Keep the property in habitable condition
- Follow the legal eviction process (don't take matters into your own hands)
- Keep records of all transactions
For property-related legal questions, use our free tools at LegalPath Ghana. Read about property tax obligations and transferring property ownership.