Grounds and Procedure for Eviction in Pakistan
Reviewed by the Commoner Law editorial team. Sources: pakistancode.gov.pk, Punjab/Sindh/KP/Balochistan provincial codes, Supreme Court of Pakistan, FBR, EOBI, SBP, NEPRA, OGRA, PMDC, FIA, and provincial Healthcare Commissions. Provincial variations cite Punjab/Sindh/KP/Balochistan Acts and ICT-specific ordinances. Written in plain English with everyday Urdu legal terms (FIR, qabza, khula, NTN, CNIC) for a general audience — this is educational content, not legal advice. Our editorial standards
What is this right?
A landlord cannot evict a tenant simply because the lease has expired. Every provincial Rented Premises Act lists the only grounds on which eviction is allowed, and the tenancy continues on a month-to-month basis after expiry unless one of those grounds is established before the Rent Controller or Tribunal.
- Non-payment of rent for two consecutive months (Punjab § 15(2); Sindh § 15(1)). The tenant can avoid eviction by depositing arrears with interest before the first hearing.
- Subletting without consent: tenant has parted with possession to a third party.
- Material misuse: residential premises used for commercial purposes, or commercial premises used in a way harmful to neighbours.
- Bona fide personal need of landlord or family member. Courts examine this carefully — fake bona fide needs are common.
- Reconstruction: landlord intends genuine reconstruction. Tenant has first right of re-entry once construction is complete.
- Material damage to the premises by tenant beyond ordinary wear and tear.
Procedure. Landlord files an eviction petition before the Rent Controller. The tenant gets notice; written objections are filed; evidence is led; the Controller decides within 4–8 months on average. Appeal lies to the District Court / High Court within 30 days. Pending appeal, eviction is usually stayed if the tenant deposits arrears regularly.
Self-help eviction (locking out, cutting utilities, harassment) is an offence under PPC sections 441 (criminal trespass) and 506 (criminal intimidation). The Specific Relief Act 1877 § 9 allows the dispossessed tenant to recover possession by suit within 6 months.
When does it apply?
- You are a landlord wishing to evict a tenant for one of the statutory grounds.
- You are a tenant who has received an eviction notice or summons from a Rent Controller.
- You have been illegally locked out or harassed by your landlord.
What to do if you receive an eviction notice
- Landlord: serve a 30-day notice citing the ground. File petition before the Rent Controller in the area where the property is located, with the tenancy agreement, payment record, and documentary proof of the ground.
- Tenant on receiving eviction petition: file a written reply within the time given, deposit any arrears claimed (if non-payment is alleged) with interest to defeat that ground, and gather evidence of payment, fitness, and use.
- If self-help eviction occurs: file an FIR under PPC §§ 441 and 506; file a civil suit under section 9 of the Specific Relief Act for restoration of possession; and seek interim injunction.
- Throughout proceedings: continue paying rent into the Rent Controller's office under deposit. This neutralises the non-payment ground and protects you.
What should you NOT do?
- Don't withhold rent as "leverage" against landlord misconduct. Pay into court if the landlord won't accept; arrears remain a powerful eviction ground.
- Don't settle "privately" with no document after notice. Get a written, signed settlement.
- Don't ignore Rent Controller summons — ex parte orders are common, and reopening them takes months.
- Landlord: don't use muscle, however tempting. A criminal case under PPC against a landlord can stall the eviction case for years.
Use the province bar at the top of the page to choose your province — you'll see how provincial law differs from the federal baseline.
1 province available
Frequently asked questions
Can my landlord evict me just because the lease ended?
No. Tenancy continues on a month-to-month basis after expiry. Eviction requires one of the grounds in the provincial Rented Premises Act, established before the Rent Controller.
What if the landlord cuts my electricity to force me out?
It is criminal trespass and intimidation under PPC. File an FIR. The Rent Controller can also order restoration of utilities under provincial law. Several reported decisions impose costs on landlords using these tactics.
How long does an eviction case take?
Average 4–8 months at the Rent Controller, plus appeal time. Faster if both sides cooperate; slower if either side files repeated adjournment requests. Bona fide need cases tend to be the most contested.
When does grounds and procedure for eviction apply?
You are a landlord wishing to evict a tenant for one of the statutory grounds.You are a tenant who has received an eviction notice or summons from a Rent Controller.You have been illegally locked out or harassed by your landlord.
My landlord wants me out — what defences do I have in Pakistan?
Landlord: serve a 30-day notice citing the ground. File petition before the Rent Controller in the area where the property is located, with the tenancy agreement, payment record, and documentary proof of the ground.Tenant on receiving eviction petition: file a written reply within the time given, deposit any arrears claimed (if non-payment is alleged) with interest to defeat that ground, and gather evidence of payment, fitness, and use.If self-help eviction occurs: file an FIR under PPC §§ 441 and 506; file a civil suit under section 9 of the Specific Relief Act for restoration of possession;...
What mistakes should I avoid with grounds and procedure for eviction?
Don't withhold rent as "leverage" against landlord misconduct. Pay into court if the landlord won't accept; arrears remain a powerful eviction ground.Don't settle "privately" with no document after notice. Get a written, signed settlement.Don't ignore Rent Controller summons — ex parte orders are common, and reopening them takes months.Landlord: don't use muscle, however tempting. A criminal case under PPC against a landlord can stall the eviction case for years.