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The short answer
Under the Lagos State Tenancy Law 2011, you or an agent authorised in writing can demand the arrears, serve the correct notice and, once it expires, file a claim for possession and arrears in the Magistrates' Court or High Court where the property is. You do not have to fly home for the early steps, but you must not lock the tenant out or remove their belongings: forcible ejection is an offence under section 44.
Rent arrears are one of the most common problems for Nigerians who let out a flat in Lagos and then manage it from Birmingham or Croydon. The money stops, calls go unanswered, and the caretaker says the tenant "will pay next month". This guide sets out what the Lagos State Tenancy Law 2011 actually says, the order in which to act, and how much of it you can run from the UK through an agent and a lawyer.
First, check whether the Tenancy Law covers your property
Section 1(3) of the Law exempts premises in Apapa, Ikeja GRA, Ikoyi and Victoria Island, unless the Governor orders otherwise. If your flat is in one of those areas, the recovery route is different and a lawyer should advise you before any notice goes out. Everywhere else in Lagos, residential and business premises fall under the Law, and a tenancy can be oral or written (section 3).
Step one: a written demand
Start with a dated written demand that states the rent due, the period it covers and the account it should be paid into. It does not have to be a court form, but it creates a record. If the debt is a fixed sum, the Lagos Small Claims Court practice direction (2023) uses a Letter of Demand (Form SCA 1) that gives the debtor 14 days, and it covers liquidated claims up to ₦5,000,000 excluding interest and costs. That route recovers money only. It does not give you the property back.
Who can sign for you
Section 47 defines an agent as someone usually employed by the landlord to let premises or collect rent, or someone specially authorised in writing by the landlord. "Landlord" includes your attorney, solicitor, agent or caretaker. A written authority, or a power of attorney, lets someone in Lagos serve notices for you. If the document is signed in the UK, a Lagos lawyer will tell you whether it needs notarising and authentication. The Nigeria High Commission in London lists document authentication among its consular services, with a £20 administrative charge per service as at its September 2026 notice.
Step two: the right notice
Where the tenancy agreement is silent, section 13(1) sets the notice to quit:
| Type of tenancy | Notice to quit (s.13(1)) |
|---|---|
| Tenant at will | One week |
| Monthly | One month |
| Quarterly | Three months |
| Half-yearly | Three months |
| Yearly | Six months |
Two points matter for arrears. Under section 13(2) and (3), a monthly tenancy lapses where the tenant is six months in arrears, and a quarterly or half-yearly tenancy lapses at one year in arrears; the court then orders possession and payment on proof. And where the tenancy was for a fixed term that has ended, section 13(5) says no notice to quit is needed: you serve a seven-day notice of your intention to apply to recover possession (Form TL5).
If the tenant does not leave when a notice to quit expires, section 16 lets you or your agent serve a further seven-day notice (Form TL4).
Serving it properly
Section 18 allows service on the tenant personally, on an adult living at the premises, by courier with proof of delivery where the tenant cannot be found, or by fixing it to a prominent part of the property with corroborating proof. Ask your agent for photographs, the courier receipt and a short written note of who received it and when. A case can fail on poor service.
Step three: the court claim
Once the notice period has run out, section 24 allows the landlord to file a summons (Form TL6A and B) in the Magisterial District or High Court Division where the premises are. Section 2(4) sends cases to the High Court where the rental value is above the Magistrates' Court limit. Grounds for possession in section 25 include arrears of rent and breach of the agreement. The claim must state the rate of rent claimed (section 28(2)), and if the tenant admits the arrears, the court can order payment while the case continues (section 28(1)). If no defence is filed, the court may order possession in Form TL7, immediately or within up to six months (section 27(4)).
Courts must promote settlement, and section 32 lets the court refer the case to the Citizens Mediation Centre or the Lagos Multi-Door Court House even without both sides agreeing. A mediated payment plan, signed and endorsed by the court, is often the quickest way to see money.
What not to do
- Do not change the locks, remove the roof or doors, cut off access or have the tenant's goods taken out. Section 44(1) makes forcible ejection, threats and wilful damage an offence, with a fine of up to ₦250,000 or up to six months' imprisonment.
- Do not collect more advance rent than section 4 allows from the next tenant: six months from a monthly sitting tenant, one year from a yearly sitting tenant, and one year from a new tenant.
- Do not accept part payments without a receipt. Section 5 requires a receipt showing the date, names, premises, amount and period.
What to check first
- Is the property in an exempt area under section 1(3)?
- What does the tenancy agreement say about notice? Its terms take priority over the default periods.
- Do you have rent receipts and bank records showing what was paid and when?
- Is your agent authorised in writing, and is your lawyer instructed to file in the right court?
Where Pryme fits
If you hold a Pryme account from the UK, the tenant can pay into your own naira account details rather than a caretaker's, which gives you a clean payment record for court. You can issue a verifiable receipt through VerifyDoc.ai for every payment, so a receipt cannot be quietly altered later. Naira deposits are held by a licensed Nigerian microfinance bank. When you move rent to pounds, Swap shows the rate and the fee before you approve. For the wider set-up, see managing a Lagos rental from the UK and receiving rent from a Nigerian tenant.
Questions people ask
Can I sue my Lagos tenant for rent while I live in the UK?
Yes. A Lagos lawyer can file for you once notices have been served. You may be asked to give evidence, so ask whether a witness statement or remote attendance is possible.
How long is notice for a yearly tenant in Lagos?
Six months under section 13(1) of the Tenancy Law 2011 where the agreement says nothing else. For a fixed term that has expired, a seven-day notice of owner's intention (Form TL5) is enough.
Can my caretaker lock the tenant out until they pay?
No. Section 44 makes forcible ejection and threats to eject an offence, with a fine of up to ₦250,000 or up to six months in prison.
Can I use the small claims court for rent arrears?
For a fixed debt of up to ₦5,000,000 excluding interest and costs, the Lagos Small Claims Court can hear it after a 14-day Letter of Demand. It recovers money only, not possession.
Sources
- Lagos State Tenancy Law 2011 (Gazette No. 37 Vol. 44, policyvault copy) · accessed Oct 2026
- Lagos State Practice Direction on the Small Claims Court 2023 (LSMEPB copy, Dec 2025) · accessed Oct 2026
- Nigeria High Commission London: Consular services (notice 11 Sep 2026) · accessed Oct 2026
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