PRC Property and Rent Consult
Eviction

The Eviction Mistakes That Cost Landlords Months and Money

Published 13 June 2026 · Last reviewed 13 June 2026

This article is general information about Ghanaian rent and tenancy law, not legal advice. For guidance on your specific situation, book a consultation.

The Eviction That Backfired

Your tenant hasn’t paid rent in 3 months. You’re frustrated and want them out. You decide to change the locks—that will force them to leave.

The next day, the tenant files a counter-complaint with the Rent Control Department for “illegal eviction.” You’re now the defendant, not the complainant. You lose 6 months of rental income fighting a counter-suit. The magistrate rules against you. You have to reinstate the tenant or face penalties.

Another landlord faced the same situation—but followed the legal eviction process. 3 months later, the tenant is out, they’re collecting arrears, and there’s no counter-suit to fight.

The Mistakes Landlords Make

Mistake 1: Illegal eviction attempts

  • Changing locks, cutting utilities, removing possessions
  • Threatening or intimidating the tenant
  • Forcing the tenant out without legal process
  • Result: Counter-suit against you, you lose

Mistake 2: Improper notice service

  • Telling tenant verbally, not in writing
  • Serving notice but not following Act 220 format
  • Not giving proper notice period
  • Not documenting proof of service
  • Result: Eviction application gets rejected

Mistake 3: Filing at wrong time

  • Filing before notice period expires
  • Not waiting for tenant response
  • Filing with incomplete documents
  • Result: Magistrate dismisses application

Mistake 4: Weak evidence

  • No documentation of non-payment
  • No proof you served notice properly
  • No evidence supporting your claims
  • Result: You can’t prove your case

Mistake 5: Not understanding the process

  • Thinking eviction is quick (it’s 3–4 months minimum)
  • Not expecting tenant to fight it
  • Not prepared for court appearance
  • Result: Unprepared presentation, lose or delay

Mistake 6: Wrong legal grounds

  • Trying to evict without legal cause under Act 220
  • Claiming grounds that don’t meet the law
  • Not having proof of the ground
  • Result: Magistrate denies eviction

Step 1: Proper Notice (Form 9)

  • Written notice signed and dated
  • Specifies the ground for eviction
  • Gives full notice period (typically 3 months)
  • Must be served with proof of service documented

Step 2: Tenant Response Period

  • Tenant has time to pay or respond
  • If they don’t respond, you proceed
  • If they dispute, you need evidence

Step 3: Application to Rent Control

  • Filed with all required documents
  • Lease, notice, proof of service, evidence
  • Application must be complete
  • Missing documents = dismissed

Step 4: Rent Court Hearing

  • Magistrate hears both sides
  • You present evidence and explain your case
  • Tenant presents their defense
  • Magistrate makes decision

Step 5: Execution

  • If you win, execution order issued
  • Sheriff carries out eviction
  • Tenant’s belongings removed legally
  • You regain possession

Each step must be followed correctly. Skip one and your eviction can be delayed or rejected.

Common Eviction Grounds Under Act 220

Non-payment of rent:

  • Tenant hasn’t paid agreed rent
  • You must document non-payment
  • You must serve proper notice

Breach of lease terms:

  • Tenant violated lease conditions
  • You must specify the breach
  • Tenant must get chance to fix it

Property damage:

  • Tenant caused significant damage
  • Must be beyond normal wear
  • Must be documented

Illegal use of property:

  • Using property for illegal purposes
  • Using property for different purpose than agreed
  • Must have evidence

End of tenure:

  • Lease term expired and not renewed
  • You followed proper renewal procedures
  • Must serve proper notice

The Timeline

  • Week 1: Serve notice
  • Weeks 2–3: Wait for tenant response
  • Weeks 4–6: File at Rent Control if no resolution
  • Weeks 7–10: Rent Court hearings
  • Weeks 11–12: Magistrate decision
  • Weeks 13–16: Execution and eviction

Total: 3–4 months minimum. Faster if tenant doesn’t contest, but assume they will.

What Winning Landlords Do

  • Serve notice correctly with proof of service documented
  • Gather strong evidence before filing
  • Understand the timeline and prepare for delay
  • Show up prepared and professional to Rent Court
  • Follow every step of the process exactly
  • Have documentation ready for magistrate

The Cost of Doing It Wrong

  • Lost time: 6–12 months instead of 3–4
  • Lost rent: Months unpaid during dispute
  • Counter-suits: Tenant sues you for illegal eviction
  • Stress: Uncertain outcome, multiple hearings
  • Professional help: Lawyer costs because you’re in trouble

The Solution: Proper Guidance

Before you start eviction, know:

  • Whether you have legal grounds
  • How to serve notice properly
  • What evidence you need
  • How to prepare for Rent Court
  • What to expect in the process

For GHS 400, you get a roadmap for eviction done right.

When You Need This

  • A tenant is refusing to pay rent
  • You’re considering eviction
  • You’ve already served notice and want guidance
  • You want to understand the process before you start
  • You’ve tried eviction before and want to do it correctly this time

The cost of not doing it: Lost evictions, delayed evictions, counter-suits, months of lost rent.

The cost of doing it: GHS 400.

Eviction done right takes 3–4 months. Eviction done wrong takes 6–12 months or fails entirely. Understand the eviction process →