Eviction and Notice Procedures in Ghana
27 Aug 2026
3 min read
Ending a tenancy and recovering possession of premises in Ghana is regulated by law. Landlords must follow the applicable legal procedures, while tenants are protected against unlawful eviction.
Understanding the notice requirements and lawful grounds for recovering possession can help both landlords and tenants understand their rights and responsibilities.
This guide provides an overview of eviction and notice procedures under Ghanaian law.
What This Guide Explains
This guide explains:
The difference between lawful and unlawful eviction;
Notice requirements for terminating a tenancy;
Grounds on which a landlord may recover possession;
The role of the Rent Control Department; and
What landlords and tenants should consider when a tenancy is being terminated.
This guide provides general legal information only and does not assess individual tenancy disputes.
Lawful vs Unlawful Eviction
A. Lawful Eviction
Lawful eviction refers to the legal process by which a landlord may recover possession of premises from a tenant.
A landlord cannot simply take possession of premises because they want the tenant to leave.
The landlord must establish a recognised legal ground and follow the applicable procedure before possession can be recovered.
Depending on the circumstances, this may involve:
Giving the tenant the required notice;
Establishing a statutory ground for recovery of possession; and
Obtaining an order from a court of competent jurisdiction.
Section 17 of the Rent Act, 1963 (Act 220) sets out the circumstances in which an order for recovery of possession may be made.
B. Unlawful Eviction
A landlord should not attempt to force a tenant out of premises without following the applicable legal process.
Unlawful self-help measures may include:
- Forcibly removing a tenant;
- Changing the locks to prevent a tenant from accessing the premises;
- Removing a tenant's belongings;
- Disconnect utilities to force a tenant to leave; or
- Using threats, intimidation or other unlawful means to force a tenant to leave.
A landlord who wishes to recover possession should use the procedures provided by law rather than taking matters into their own hands.
Unlawful eviction may expose a landlord to legal liability and may entitle the tenant to remedies under the law.
Termination of Tenancy and Notice Requirements
The notice required to terminate a tenancy may depend on the type and terms of the tenancy, and the circumstances in which possession is being sought.
A tenancy agreement may contain provisions dealing with termination and notice. However, applicable statutory requirements must also be considered. The notice required in one situation does not automatically apply to every tenancy.
Clear written tenancy agreements can help reduce disputes by setting out the parties' rights and obligations.
For a written tenancy agreement template that includes clear notice provisions, see Niellégal's Tenancy Agreement template.
Grounds for Recovery of Possession
Under section 17 of the Rent Act, 1963 (Act 220), a court may order recovery of possession only where one of the circumstances recognised by the Act is established.
Common grounds include:
Non-payment of rent that is lawfully due;
Breach of obligations under the Rent Act;
Use of the property for illegal or immoral purposes;
Nuisance or annoyance to neighbouring properties;
Deterioration of the property through waste; and
- The property is reasonably required by the landlord.
The specific requirements vary depending on the ground relied upon. A landlord must therefore establish the applicable statutory ground and comply with any additional requirements before possession can be recovered.
The Role of the Rent Control Department
The Rent Control Department plays an important role in Ghana's rental sector.
Amongst others, the Department:
Educates landlords and tenants on lawful procedures;
Assists with rent and tenancy disputes; and
Protects tenants from illegal eviction and exploitative rental conduct.
The Department does not replace the courts where a court order is required for recovery of possession. However, engaging the Department at an early stage may help parties understand their rights and responsibilities, and may assist in resolving disputes.
What Should Landlords and Tenants Do?
Whether you are a landlord or tenant:
Keep a written tenancy agreement;
Keep records of rent payments and other relevant documents;
Read any notice carefully and check the basis on which it is being given;
Do not ignore a notice or demand relating to the tenancy;
Seek legal advice where you are unsure of your rights or obligations; and
Avoid self-help or confrontation when a tenancy dispute arises.
A landlord should not assume that the expiry of a tenancy agreement, the tenant's failure to leave, or a disagreement between the parties automatically gives the landlord the right to physically remove the tenant.
Similarly, a tenant should not assume that receiving a notice automatically means that the landlord is entitled to recover possession. The validity of the notice, the applicable statutory ground and the required procedure may all need to be considered.
Why Does This Matter?
Understanding eviction and notice procedures can help:
Protect tenants from unlawful eviction;
Help landlords recover possession through lawful procedures;
Reduce disputes between landlords and tenants; and
Promote greater certainty in rental arrangements.
Both landlords and tenants benefit when tenancy arrangements are properly documented and legal procedures are followed.
Need Help With a Tenancy Matter?
Whether you are a landlord dealing with a tenancy or a tenant facing a notice to leave, understanding your rights and obligations is an important first step.
Explore Niellégal's relevant legal guides and / or use our Consult a Lawyer feature to request an introduction to an independent lawyer on the Niellégal Professional Network.
Important Note
This guide provides general legal information for educational purposes only. Laws may have changed since this guide was last updated. For specific legal advice about your situation, please consult a qualified lawyer. Accessing or using this information does not create a lawyer–client relationship.
Last updated: January 2026