Can a landlord evict a tenant without going to court in Nigeria?

No — a landlord cannot lawfully evict a tenant by force or without a court order in Nigeria. The Recovery of Premises Act (and equivalent State laws) requires a landlord to: (1) serve the tenant a valid Notice to Quit; (2) wait for the notice period to expire; (3) if the tenant remains, serve a 7-Day Notice of Owner's Intention to Apply for Recovery; (4) if the tenant still remains, apply to court for a recovery of possession order. Only after a court issues a possession order, and a bailiff or court official executes it, can the landlord take back possession. Forcibly removing a tenant (e.g., changing locks, removing belongings, cutting off utilities) without a court order is an illegal eviction — the landlord can be sued for damages and the tenant can seek court-ordered re-entry.

How much notice must a Lagos landlord give a tenant before eviction?

Under the Lagos State Tenancy Law 2011, the required Notice to Quit period depends on the nature of the tenancy: monthly tenancies require 1 month's notice; quarterly tenancies require 3 months' notice; yearly tenancies require 6 months' notice. Notice periods run to the end of the tenancy period — so a notice served in the middle of a rent period is effective at the end of that period or later, not immediately. The notice must be in writing and must be properly served on the tenant (personally or at the property). After the notice period expires and the tenant remains in possession, the landlord must serve a 7-Day Notice of Owner's Intention to Apply for Recovery before filing a court application.

How long does it take to evict a tenant through the courts in Nigeria?

Court-based eviction in Nigeria can be a slow process — timelines vary significantly by state, court workload, and whether the tenant contests the claim. In Lagos, a straightforward uncontested recovery of possession case can take 3–6 months from filing to obtaining a judgment. Contested cases — where the tenant files a defence or counterclaim — can take 1–2 years or longer through the full court process. This is why many landlords in Nigeria prefer to screen tenants carefully upfront, use advance rent payments, and include strong tenancy agreements — to avoid the costly and time-consuming eviction process.

How to Evict a Tenant in Nigeria: The Legal Process, Steps & What Landlords Must Not Do

Evicting a tenant in Nigeria is a legal process governed by the Recovery of Premises Act and state-level tenancy laws. Many landlords do not know the correct procedure — and some take shortcuts (changing locks, removing belongings, cutting utilities) that are illegal and can expose them to significant liability. This guide explains the correct process and what landlords absolutely must not do.

The legal framework

Tenant eviction in Nigeria is governed by two layers of law:

Recovery of Premises Act (Federal): The primary federal legislation governing recovery of possession of premises from tenants. Establishes the notice requirements and court process.
State tenancy laws: Several states have enacted their own tenancy legislation. Lagos State has the Lagos State Tenancy Law 2011, which introduces specific provisions for Lagos landlords and tenants — including enhanced tenant protections, specific notice requirements, and restrictions on certain landlord conduct.

The process below reflects the Lagos State Tenancy Law 2011 requirements — which are more detailed than the federal Act. Landlords in other states should consult a local solicitor for state-specific requirements.

Grounds for eviction

A landlord can seek to recover possession from a tenant on several grounds, including:

Non-payment of rent
Expiry of the tenancy term and notice period without renewal agreement
Breach of tenancy agreement terms (e.g., subletting without consent, use of premises for illegal purposes)
Nuisance or damage to the property
Landlord wishing to use the property for own occupation or development (subject to proper notice)

The legal eviction process — step by step

Step 1: Notice to Quit

The first formal step is serving a Notice to Quit on the tenant. This is a written notice informing the tenant that the landlord requires them to vacate the premises by a specified date.

Required notice periods under the Lagos State Tenancy Law 2011:

Monthly tenancy: 1 month's notice
Quarterly tenancy: 3 months' notice
Yearly tenancy: 6 months' notice
Tenancy at will: 7 days' notice

The notice must be in writing, addressed to the tenant by name, and clearly state the date by which the tenant must vacate. It should be served personally on the tenant or left at the property.

Step 2: Expiry of notice period

After serving the Notice to Quit, wait for the full notice period to expire. If the tenant vacates voluntarily — the process ends here. If the tenant remains after the notice date, proceed to Step 3.

Step 3: 7-Day Notice of Owner's Intention to Apply for Recovery

Under the Recovery of Premises Act, before filing a court application, the landlord must serve a further written notice: the 7-Day Notice of Owner's Intention to Apply to Court for Recovery of Possession. This gives the tenant a final 7 days to vacate before court proceedings are initiated.

Step 4: File a court application

If the tenant still remains after the 7-day notice, the landlord files a claim for recovery of possession at the Magistrate Court (for most residential tenancies) or High Court. The application must include:

Copies of the tenancy agreement
Copies of the Notice to Quit and 7-Day Notice, with evidence of service
Evidence of the landlord's title to the property
Statement of the grounds for recovery

Step 5: Court hearing

The court serves the tenant with the claim and sets a hearing date. The tenant has the right to file a defence. If the claim is uncontested and the landlord's case is clear, the court issues a possession order. If contested, the matter proceeds to a full hearing — which can take significantly longer.

Step 6: Enforcement of possession order

Once the court issues a possession order, a court bailiff (or court-appointed official) executes the order by attending the property and formally recovering possession for the landlord. The tenant's belongings are removed and the landlord is handed the keys.

What landlords must NEVER do

The following actions are illegal eviction and expose the landlord to criminal prosecution and civil damages:

Changing locks while the tenant is in possession — without a court order
Removing the tenant's belongings from the property without authorisation
Cutting off utilities (water, electricity, gas) to force the tenant out
Using threats, intimidation or force against the tenant or their visitors
Hiring thugs or Omonile to physically remove a tenant

Under the Lagos State Tenancy Law 2011, a tenant who is illegally evicted can apply to court for an order compelling the landlord to restore possession, and can sue the landlord for damages. The landlord may also face criminal prosecution.

Avoiding eviction disputes in the first place

Screen tenants thoroughly before letting (references, employment verification, previous landlord check)
Use a well-drafted tenancy agreement that clearly states all terms and the consequences of breach — see our tenancy agreement guide
Collect advance rent payment (1–2 years is common in Nigeria) — this reduces default risk
Collect a security deposit — see our security deposit guide
Address issues early — if a tenant falls behind on rent, engage quickly rather than waiting for arrears to accumulate

Take the next step

Keep your research practical: search for property in Lagos, compare live options for land for sale in Lagos, or list your property on Cabans to reach active buyers and renters.