Olife: Thanks! I heard they r always in local govt councils..

tpapi: U want 2 give tenants quit notice wen their rent has not yet expired, u r playin wit fire, they wil sue u to court n stay in ur house free of charge 4 many months until d courts ask dem 2 vacate d property

rofemiguwa: Am not a landlord yet but this is wat one landlord did to my sister serve them letters that ur rent has been tripled effected from may 2014.then have the wires connecting to their rooms removed until dy pay plus reconnection fee.start locking ur gate b) 7pm because u suddenly became security conscious.put some unncessary laws.lastly for the fun of it connect a speaker close to their window den once dy start start playing skelewu at volume 35.hehehehehehe.the are many ways to kill a rat.u can't pack out cos of ur tenants.can't believe am giving u dis advice.am I dis mean?*God forgive me* runs out of the thread

lacicrips:
Is your sister that daft? A landlord did all that to her and all she could do in return was to move out? Fucking hilarious. Somebody does that to my sister and I'll probably have him and his entire family publicly executed. Don't give me sh.it.

Olife: Am learning!

Am still weighing points here. Majorly between within payment period and after xpiration.

Also, a Family friend once settled his' by reporting to the OBA. they r aggresive o! N fear they might go diabolical..

Akainzo:

The law could be on your side, and you could jeopardize it by taking the wrong steps. I will try and spell out your options below:

Quit Notice: You can issue them a quit notice stating that you want to use your property and would therefore not be renewing their tenancy.
Rent Increase: You can issue them a Notice of Rent Increase. Increase the rent by 3 fold for reasons of inflation and revaluation.

NOTICE PERIOD: The Quit/Increase Notice MUST however reach the tenant (with proof) Six Months to expiry of a yearly tenancy; Three Months for a Half Yearly tenancy; One Month for a monthly tenancy and Two Weeks for a Weekly tenancy.

REMINDER NOTICE: At the half way of your NOTICE PERIOD, issue them a Reminder Notice stating the contents of your earlier Notice.

Court Order: One week after expiration of your Quit/Rent Notice, get a Court Order for them to vacate your premises.

NOTE: At this time, wait on the courts knowing fully well that they MUST pay ADDITIONAL RENT from the date of expiration notice to the date they actually submit your keys, AT YOUR OWN DETERMINED RATES, Plus Your Lawyer Fees and Court Fees. (Get your lawyer to spell this out for them.)

Follow these steps and they will know it is much easier, and very much cheaper to just park out at the end of their rent.

Olife: I And My Tenants!

Good Morning NLanders & Lawyers in the House. I have these two tenants giving me headache!

The problem all started from a so called Pastor who keep late nights and pray atop of his voice 247. He has since, constitute nuisance in the Compound & to neigbours.

The other one was infected since the entry of this pastor. They formed a team the very moment the latter had issues with me (not a just cause).

The latest now his, they sprinkle salt all over the vicinity, saying my House is Occultic ; they have stopped paying their PHCN bills for about 3 months (working on proper connection where we ll have individual phases).


· Lagos Tenancy Law, 2011

Section 2, Recovery of Premises Act Cap 544 Laws of the Federation of Nigeria (Abuja) 1990 states that a landlord is a person entitled to immediate reversion of the premises and includes the attorney or agent of any such landlord or any person receiving (whether in his own right or as an attorney or agent) any rent from any person for the occupation of any accommodation in respect of which he claims a right to receive same. This section further states that a tenant includes any person occupying premises, whether on payment of rent or otherwise, but does not include a person occupying premises under a bona fide claim to be the owner of the premises. The Rent Control and Recovery of Residential Premises Law, Vol. 7, Laws of Lagos State of Lagos State of Nigeria 2003 expressly include a sub-tenant and service tenants (homes occupied by virtue of employment) for the purpose of recovery premises.

The Recovery of Premises Laws have been enacted in various States principally to provide for procedures a landlord must adopt to recover possession. Such procedures are primarily to protect the interest of the tenant against that of the landlord. Coussey, J.C.A. observed in the case of Okedare .v. Hamid (1955) 15 WACA 17 at 19, that:

The main object of the Recovery of Premises Law was to place limitations on the common law rights of a landlord with the object of regulating the recovery of and restraining summary eviction from occupied premises.

At common law, the landlord on the effluxion of time or expiration of a valid notice to quit, may proceed to court for possession. However, the Recovery of Premises Laws requires an additional 7 days notice of owner’s intention to apply to court to recover possession to be given to the tenant. The landlord can only take out a writ after the expiration of the 7 days. The tenant therefore becomes a statutory tenant and cannot be evicted by force, but by a lawful court order.

For unlawful eviction, the landlord can be sued and made liable for damages. In Ihenacho .v. Uzochukwu (1997) 1 SCNJ 117 at 284, the Supreme Court of Nigeria held that resort to self-help by the landlord to evict a tenant who is in lawful occupation is not within the purview of the provisions of the Recovery of Premises Law and that such a landlord renders himself liable to the tenant in trespass. But at common law, the tenant does not have that right; he is treated as a tenant at sufferance or a trespasser.

Procedure for Recovery of Premises

Before the procedure laid down in the Recovery of Premises Laws can be invoked, two factual conditions must be satisfied:

I. There must be in existence some “premises” as defined by law. Section 36 of the Rent Control and Recovery of Residential Premises Law of Lagos State, 2003 defines premises to include, “a house or building or any part thereof together with its gardens or other appurtenances”

II. The landlord-tenant relationship must be established. However, in Ihenacho’s case, it was held that the landlord must still comply with the procedure laid down in the law even if there is no landlord-tenant relationship; provided the person sought to be evicted is in lawful occupation.

Notice to Quit

A landlord seeking to recover possession of his premises before the expiration of the tenancy (effluxion of time) is obliged to issue a notice to quit. The notice stipulates a period within which the tenant must quit possession of the premises. The period of notice given will usually depend on the agreement between the parties. In the absence of any agreement, the period of notice will be determined by statute. For instance, Section 8 of Recovery of Premises Act, Cap 544, LFN (Abuja) 1990, provides that in the absence of express agreement to the contrary, the period of notice to be given by either party shall be as follows:

i. Tenancy at will or weekly tenancy – a week’s notice

ii. Monthly tenancy- a month’s notice

iii. Quarterly tenancy- a quarter’s notice

iv. Yearly tenancy- half a year’s notice.

Tenancy exceeding one year is regarded as a yearly tenancy and 6 months notice is sufficient. The nature of tenancy shall in the absence of any evidence to the contrary be determined by reference to the mode of payment and demand for rents.

The notice to quit must be issued by the landlord himself or by an authorized agent or Solicitor. Such agent or Solicitor must be authorized in writing. The following may be regarded as essentials of a valid notice to quit:

· The name of the landlord or his agent

· The name of the tenant

· The nature of the tenancy.

· The date the tenant should quit and deliver up possession. This may be an exact date or some ascertainable date from the date of service of the notice. It should be noted that it is the date of service and not the date on the notice that is material. Thus, the statutory length of the notice must be complete between service and the expected date of expiry. Also, where the situation requires a month’s notice, it must be one calendar month and if it is a yearly tenancy, it must be six calendar months and no less.

Notice of owner’s Intention to Recover Possession

This notice is also known as 7 days notice. On the expiration of the notice to quit or the determination of the interest of the tenant, if the tenant or any person actually in possession of the premises or any part thereof neglects or refuses to quit and deliver up possession of the premises or any part thereof, the landlord or his agent may cause the written notice of the owner’s intention to proceed to recover possession to be served on the tenant. The date must not be less than 7 days- Section 13 of the Rent Control and Recovery of Residential Premises Law of Lagos State, 2003. In calculating the 7 days, it must be 7 clear days; the day of service must be excluded but the day of expiry must be included. Take note that the notice of intention cannot be issued and served before the expiry of the notice to quit or effluxion of time. Hence, the reference to the landlord as owner underscores the determination of the tenancy and the cessation of a landlord-tenant relationship.

Writ or Plaint against Tenant or Person Refusing to Deliver up Possession

On the expiration of the time stated in the notice of intention to apply to recover possession, if the tenant or any person in possession of the premises still fails, refuses or neglects to give up possession, then the landlord or his agent may apply to the appropriate court for the issuance of a writ or enter a plaint against the tenant or such other person neglecting to refusing to deliver up possession- Section 16(1) of Rent Control Law of Lagos and S. 10 Recovery of Premises Act. Abuja.

The court or tribunal to which the landlord may apply for the writ is one that has jurisdiction in the district or division where the premises is lying and situated. In jurisdictions like Lagos and Abuja, Magistrate Courts have jurisdiction to sit as tribunals.

Facts that must be stated in the Writ or Plaint:

i. The fact that the Plaintiff is entitled to possession of the premises in question.

ii. Short but accurate description of the premises including address of same.

iii. The nature of tenancy and the rent payable, if any.

iv. The date of expiration or determination of the tenancy, if by notice.

v. The fact of service of a notice of intention to apply to recover possession, the date and mode of such service. The duplicate copy of notice of owner’s intention to recover possession is required and should be annexed to the writ or plaint.

vi. The fact that in spite of the service, the tenant still has neglected or refused to give up possession of the said premises.

vii. The claim may comprise of possession, arrears of rents and mesne profits. Arrears of rents are those rents owed by the tenant prior to the determination of the tenancy while mesne profits are monies payable for use and occupation of premises as a result of holding over by the tenant after due determination of the term of tenancy. The amount payable as mesne profits is governed either by the rate paid as rent or by the actual market value of the premises.

Service of Processes

Service of any notice and other processes under the Rent Control and Recovery of Residential Premises Law is to be effected in accordance with the Rules operating in the Magistrate Court. That is; personal service but where personal service is not possible, a copy of the process shall be pasted on some conspicuous part of the premises sought to be recovered and such pasting shall be deemed good service on the Defendant. However, it is advisable to seek leave of court when the writ is to be served through substituted means.

It is worthy to note that where a tenant carried out improvements on the premises and such improvements have not been exhausted before the landlord terminates the term of the tenancy, he is entitled to counter claim for the unexpired value of such improvements. However, such improvements must be done with consent in writing of the landlord.

Except the tenancy expires naturally, a landlord seeking to recover possession of his premises is obliged to follow the procedure discussed above. He cannot force or throw out the tenant. Due process must be followed; otherwise the whole exercise will be a nullity. The period of notice given usually depends on the agreement between the parties, but in the absence of any agreement, the period of notice will be determined by statute.

They both inhabit a 2 room self contained.

I can't co-habit with them any longer though.

Now, I don't want to jump into illegal steps in quit noticing!

The last time I checked, my lawyer displayed a lacklustre approach & this hasn't been encouraging.

Please air your objective views.

Gracias!!

stephnie44: Its not easy copin with annoyin tenants.we have similar issue.these ones their rent is 3 to 4 mths due nd they r not shakin their body 2 pay.tel dem 2 leave they start beggin.I don tire cos its affectin us in a way.I just feel like usin jazz 2 make dem leave.I tire

neway:

why not simply follow what the law says rather than using jazz or other illegal means to remove your tenants?

Olife: True bro! Infact they av labelled my anti-christ! Occultic guy! When is d right tym to give quit notice? B4 rent xpires or immediately it expires.

tpapi: U want 2 give tenants quit notice wen their rent has not yet expired, u r playin wit fire, they wil sue u to court n stay in ur house free of charge 4 many months until d courts ask dem 2 vacate d property