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The short answer
Under the Lagos State Tenancy Law 2011 you recover premises and arrears through notices and the courts, never by locking out or removing a tenant yourself, which is an offence carrying a fine of up to ₦250,000 or up to six months in prison. From the US, the practical route is a written demand, an offer of mediation, then a lawyer or attorney acting for you to serve the notice to quit, the seven-day notice of owner's intention and a court claim for possession and arrears.
A tenant who stops paying is stressful from anywhere, and harder from the US, where you rely on an agent's account of what is happening. The pressure to 'just change the locks' usually comes from someone on the ground. In Lagos that is the one option the law rules out, and it can turn a rent claim into a criminal complaint against your side. This guide sets out the lawful options, in the order most landlords use them. It covers Lagos; other states have their own tenancy or rent-control laws with different notice periods.
First: check which law applies
The Lagos Tenancy Law 2011 applies to residential and business premises across the state except Apapa, Ikeja GRA, Ikoyi and Victoria Island, which are exempt. If your property is in an exempt area, a different legal route applies and you need a Lagos lawyer's advice before serving anything. Also find the tenancy agreement, every rent receipt and any messages about late payment; the court will want to see what was agreed and what was paid.
Option 1: a written demand and a payment plan
Start with a dated written demand stating the arrears, the period they cover and a date to pay. Many arrears come from job loss or a business slowdown, and a written plan (for example, arrears cleared over three months alongside current rent) can cost less than a year in court. Record any plan in writing and issue a receipt for every payment, which the Tenancy Law requires anyway.
Option 2: mediation
The Law lets a court refer a tenancy dispute to the Citizens Mediation Centre or the Lagos Multi-Door Courthouse, even without both parties agreeing, and any settlement must be filed within three days. Offering mediation yourself before court shows good faith and can be done through a representative while you are abroad.
Option 3: notices and a court claim
If talking fails, the Law sets a sequence. Where the agreement does not say otherwise, the notice to quit depends on the tenancy type:
| Tenancy | Notice to quit (if agreement silent) |
|---|---|
| Tenancy at will | 1 week |
| Monthly | 1 month |
| Quarterly | 3 months |
| Half-yearly | 3 months |
| Yearly | 6 months |
| Fixed term that has expired | No notice to quit; 7-day notice of owner's intention (Form TL5) |
- Serve the notice to quit (or, for an expired fixed term, the 7-day owner's intention notice). Service can be personal, on an adult at the premises, by courier with proof of delivery, or by fixing it to the property with corroborating evidence.
- When the notice to quit expires, serve the 7-day notice of owner's intention to recover possession (Form TL4).
- File a claim for possession and arrears in the Magistrates' Court or, where the rental value is above the Magistrates' limit, the High Court where the property is. Arrears of rent and breach of the agreement are both grounds.
- If the tenant admits arrears, the court can order them paid while the case goes on. If there is no defence, the court can order possession immediately or within up to six months.
- Enforcement is by court officers under a warrant; it cannot be carried out on a Sunday or public holiday.
The Law also says a monthly tenancy in six months' arrears, or a quarterly or half-yearly tenancy in a year's arrears, can be brought to an end by the court on proof of the arrears.
What you must not do
Forcibly ejecting a tenant, threatening them, damaging or removing parts of the property (doors, roof, electricity) to force them out is an offence under the Law, with a fine of up to ₦250,000 or up to six months in prison. Tell your agent and family this in writing, so no one acts in your name.
Acting from the US
The Law's definition of landlord includes an attorney, solicitor, agent or caretaker, so a lawyer or a person holding your power of attorney can serve notices and appear for you. Give them a specific written authority, copies of the lease and receipts, and a clear instruction on what settlement you would accept. Our guides on hiring a Nigerian property lawyer and what a power of attorney needs cover the set-up, and the Nigeria-side guide to the Lagos Tenancy Law on notice explains the notices in more detail. This is general information, not legal advice.
Where Pryme fits
Rent disputes are won on records. With a Pryme Personal Account opened from the US, tenants can pay to naira account details in your name, and you can issue a verifiable receipt or statement for each payment through our partner VerifyDoc.ai, which anyone, including a court, can check is genuine and unaltered (receipts; multicurrency account).
Questions people ask
Can I change the locks if my tenant in Lagos is not paying?
No. Under the Lagos Tenancy Law 2011, forcibly ejecting a tenant or damaging the property to force them out is an offence, with a fine of up to ₦250,000 or up to six months in prison. Use notices and the court.
How long is the notice to quit for a yearly tenant in Lagos?
Six months where the tenancy agreement does not say otherwise, followed by a 7-day notice of owner's intention to recover possession before court.
Can my lawyer handle the eviction while I am in America?
Yes. The Law treats an attorney, solicitor, agent or caretaker as the landlord for its purposes, so a properly authorised representative can serve notices and appear for you.
Can I recover the unpaid rent as well as the house?
Yes. A claim can be for possession and arrears together, and if the tenant admits the arrears the court can order them paid while the case continues.
Sources
- Lagos State Tenancy Law 2011 (Law No. 14 of 2011, Gazette 26 Aug 2011) · accessed Oct 2026
- Mondaq: How to legally evict a tenant in Nigeria · accessed Oct 2026
This article is general information, not financial, legal or tax advice. Products described are provided under the terms on this site and are subject to regulation and eligibility.