Tenant Eviction & Rent Control Law in Bangladesh (2026) – Landlord & Tenant Rights

Landlord-tenant law in Bangladesh is primarily governed by the House Rent Control Act 1991 (হাউস ভাড়া নিয়ন্ত্রণ আইন ১৯৯১), which applies to residential and commercial premises in urban areas, including all metropolitan cities (Dhaka, Chittagong, Rajshahi, Khulna, Sylhet, Barisal, Mymensingh, and Gazipur) and other towns designated by the government. The Act replaced the earlier House Rent Control Ordinance 1985.

In addition to the 1991 Act, landlord-tenant relationships are also shaped by:

• The Transfer of Property Act 1882: Governs the general law of leases, including the legal definition of a lease, rights and duties of lessor and lessee, and conditions for termination of leases.
• The Contract Act 1872: Governs the tenancy agreement (rental contract) between landlord and tenant, including its formation, terms, and breach.
• The Code of Civil Procedure 1908: Governs the procedure for eviction suits and other civil litigation between landlords and tenants.
• The Specific Relief Act 1877: Provides for injunctions to prevent unlawful eviction.

Understanding which law applies to your specific situation is important. For most urban residential and commercial tenancies, the House Rent Control Act 1991 is the primary governing statute and provides the strongest tenant protections.

The House Rent Control Act 1991 establishes a comprehensive framework for regulating rent, eviction, and the resolution of landlord-tenant disputes in covered areas. Key provisions include:

• Section 2: Defines key terms including house (বাড়ি), tenant (ভাড়াটিয়া), landlord (বাড়িওয়ালা), and standard rent. The Act applies to any building (or part thereof) let out for residential or commercial purposes.
• Section 4: No landlord can increase rent beyond the standard rent determined under the Act or demand rent above the agreed rate without following the prescribed procedure.
• Section 5: Landlords must issue a proper receipt for every rent payment. Failure to issue a receipt on demand is an offence.
• Section 13: Sets out the exclusive grounds on which a landlord can evict a tenant. Eviction outside these grounds is illegal.
• Section 14: Specifies the notice periods that must be given before eviction can be initiated.
• Section 18: Establishes the Rent Controller as the authority for resolving landlord-tenant disputes, including eviction proceedings, rent disputes, and complaints of illegal eviction.
• Section 24: Provides for appeal from the Rent Controller decision to the District Court.
• Section 26: Makes illegal eviction, unlawful denial of services, and other acts of harassment by landlords criminal offences.

The Act is specifically designed to protect tenants from arbitrary eviction and rent exploitation, while preserving the landlord legitimate interest in recovering their property for genuine reasons.

Under Section 13 of the House Rent Control Act 1991, a landlord can only evict a tenant on one or more of the following specific grounds. An eviction attempted on any other ground is unlawful:

1. Non-payment of rent: The tenant has failed to pay the agreed rent for two or more months and has not paid the outstanding amount within 30 days of receiving a written demand from the landlord.
2. Subletting without consent: The tenant has sublet the whole or any part of the premises to another person without the prior written consent of the landlord.
3. Damage to property: The tenant has committed or allowed waste or damage to the premises, or carried out structural alterations without the landlord permission.
4. Use contrary to agreement: The tenant is using the premises for a purpose other than that for which it was let (e.g., using a residential property as a commercial workshop).
5. Nuisance or annoyance: The tenant is committing a nuisance or causing annoyance to neighbours or other occupants of the building.
6. Owner genuine need (বাড়িওয়ালার প্রয়োজন): The landlord or a member of their immediate family genuinely needs the premises for their own residential use (for residential premises). This is the most commonly invoked ground and requires the landlord to prove the need is genuine, not pretextual.
7. Reconstruction or major repair: The premises needs to be demolished and rebuilt, or requires structural repairs so substantial that the tenant must vacate. The landlord must obtain building authority permission and offer the tenant right of first refusal to re-occupy after reconstruction.
8. Expiry of tenancy term: The agreed tenancy period has expired and the tenant has not vacated despite proper notice.

Courts in Bangladesh scrutinise eviction petitions carefully, particularly on the ground of owner genuine need, which is frequently cited but often found to be pretextual. A landlord seeking eviction on this ground must demonstrate the need convincingly with evidence.

Before filing an eviction case, the landlord must give the tenant proper written notice. The notice requirements under the House Rent Control Act 1991 and the Transfer of Property Act 1882 are as follows:

• Residential tenancy (monthly): The landlord must give one month notice expiring at the end of a month of the tenancy before applying for eviction. (Note: In practice, and under some court interpretations, this may be extended to give the tenant sufficient time to find alternative accommodation. Courts often expect reasonable notice of at least one month.)
• Commercial tenancy (monthly): Similar to residential, but commercial tenants typically have shorter protection periods and the notice period is at least one month.
• Long-term lease: For leases with a fixed term, the landlord must wait until the term expires and then give proper notice before commencing eviction proceedings.
• Government and institutional premises: Special rules apply to tenancies of government property, which are governed by separate administrative regulations.

A common misconception is that a landlord must give 3 months notice in all cases. Under current Bangladesh law, there is no statutory requirement for a 3-month notice for monthly tenancies, though courts and lawyers frequently advise giving longer notice as a practical matter to demonstrate good faith and avoid disputes about adequacy of notice. The Transfer of Property Act 1882 (Section 106) requires notice to expire at the end of a complete month of the tenancy, meaning notice must be given at least one full rent-period in advance.

The eviction notice must be in writing, state the specific ground for eviction, and be served either by personal delivery or by registered post to ensure proof of delivery.

If a tenant refuses to vacate after receiving proper notice, the landlord must file a formal eviction petition. The procedure is as follows:

1. File Eviction Petition: The landlord files a written petition (আর্জি) before the Rent Controller of the relevant area. In Dhaka, this is typically the Additional District Judge designated as Rent Controller. The petition must state the ground for eviction, proof of the tenancy relationship, the amount of rent, and the notice served.
2. Admission and Notice: The Rent Controller admits the petition and issues a notice to the tenant to appear on a specified date and file a written defence (জবাব).
3. Written Defence: The tenant has the right to file a written defence contesting the eviction petition, raising any legal or factual objections.
4. Hearing and Evidence: Both parties present documentary evidence and examine witnesses before the Rent Controller. The landlord must prove the ground for eviction. The tenant can challenge the evidence and present counter-evidence.
5. Order: The Rent Controller issues an order either allowing or dismissing the eviction petition. If allowed, the tenant is given a specified period (often 30-90 days) to vacate.
6. Execution: If the tenant still does not vacate after the eviction order, the landlord applies for execution of the order through the court process, which can include physical eviction with the assistance of the court bailiff.

The entire Rent Controller proceeding can take anywhere from several months to over a year, depending on the complexity of the case and the court workload. This is one of the primary reasons landlords are advised to document all tenancy matters carefully from the outset.

Tenants have robust rights to contest eviction proceedings in Bangladesh. If you receive an eviction notice or a Rent Controller petition, here is how to protect yourself:

• Do not ignore notices: Ignoring an eviction petition results in an ex-parte order against you. Always respond within the prescribed time limit.
• File a written defence: Your lawyer can file a detailed written defence challenging the factual and legal basis of the eviction. Challenge whether the ground invoked is genuine, whether proper notice was given, and whether all procedural requirements were followed.
• Challenge the genuineness of owner need: If the landlord claims they need the premises for personal use, you can challenge this by showing that the landlord has other adequate accommodation, or that the claimed need is pretextual — e.g., the landlord is actually evicting you to re-let to someone paying higher rent.
• Raise a counter-claim for illegal acts: If the landlord has taken any illegal action (cutting utilities, locking premises, harassment), you can file a counter-application before the Rent Controller for damages and injunction.
• Pay disputed rent into court: If there is a dispute about non-payment of rent, you can deposit the disputed rent with the Rent Controller to demonstrate good faith and prevent eviction on the non-payment ground.
• Apply for stay of eviction order: If the Rent Controller passes an eviction order against you, apply immediately for a stay of the order pending appeal to the District Court, and if necessary to the High Court Division.

The House Rent Control Act 1991 imposes significant restrictions on how much and how often a landlord can increase rent. These rules protect tenants from exploitative rent hikes:

• Standard Rent: The Act introduces the concept of standard rent — a fair rent determined by the Rent Controller based on the size, location, amenities, and condition of the property, as well as prevailing market rates in the area.
• No unilateral increase: A landlord cannot unilaterally increase rent beyond the standard rent or beyond the amount agreed in the rental agreement without following the prescribed legal procedure.
• Application to Rent Controller: If a landlord wants to increase rent, they must apply to the Rent Controller for revision of the standard rent. The Rent Controller holds a hearing, considers the evidence from both parties, and determines whether an increase is justified and by how much.
• Frequency of increase: Rent cannot be increased more than once in any 12-month period.
• Notice of increase: Any rent increase, even if agreed between the parties, must be supported by a revised agreement and proper notice.

In practice, many landlord-tenant relationships in Bangladesh are governed by informal agreements rather than formal written leases, which creates disputes about the agreed rent amount. It is strongly advisable for both landlords and tenants to execute a written tenancy agreement specifying the monthly rent, duration, advance/deposit amounts, and conditions for renewal or termination.

One of the most commonly disputed aspects of tenancy in Bangladesh is the advance rent or security deposit paid by tenants at the outset of the tenancy. The rules are as follows:

Maximum Advance Rent

Under the House Rent Control Act 1991, a landlord cannot demand or accept advance rent exceeding 2 months rent for residential premises. Demanding more than 2 months advance is an offence under the Act, regardless of any agreement between the parties.

Return of Security Deposit

The security deposit (or advance rent) must be returned to the tenant upon vacating the premises, subject to deduction for:

• Any outstanding rent not paid by the tenant
• The cost of repairing damage to the property caused by the tenant (ordinary wear and tear is not deductible)

Failure to return the security deposit without valid justification is an actionable wrong. The tenant can file a complaint before the Rent Controller for recovery of the deposit.

Receipt for Advance

The landlord must issue a signed receipt for any advance rent or security deposit received. This receipt is critical evidence in any subsequent dispute about the amount paid or its return.

Commercial Properties

For commercial premises, the advance deposit rules may differ based on the specific rental agreement, and higher deposits are common. However, the parties cannot contract out of the fundamental protections of the 1991 Act.

The following table provides a clear comparison of the key rights currently enjoyed by landlords and tenants under Bangladesh law:

The House Rent Control Act 1991 and the general law in Bangladesh explicitly prohibit several tactics that landlords sometimes use to force tenants out without going through the legal eviction process. These constitute illegal eviction and expose the landlord to both civil and criminal liability:

• Locking the premises: A landlord cannot lock or seal the tenanted premises (or any part of it) to prevent the tenant from accessing their home or business. This is unlawful forcible eviction regardless of how much rent is owed.
• Cutting utility services: Disconnecting water supply, electricity, gas, or any other utility to coerce the tenant into vacating is explicitly prohibited under Section 26 of the 1991 Act and constitutes an offence punishable by fine and/or imprisonment.
• Removing tenant belongings: Physically removing or confiscating the tenant belongings from the premises to force vacating is trespass and can constitute theft or criminal breach of trust under the Penal Code 1860.
• Harassment and intimidation: Threatening, intimidating, or harassing the tenant or their family members to force them to leave is both a criminal offence and grounds for an injunction from the Rent Controller.
• Refusing to accept rent: A landlord cannot refuse to accept rent as a pretext to claim non-payment and use that as grounds for eviction. If the landlord refuses to accept rent, the tenant should deposit it with the Rent Controller.
• Eviction without court order: No landlord — regardless of how legitimate their grievance — can physically evict a tenant without a valid court order from the Rent Controller. Self-help eviction is always illegal in Bangladesh.

Landlords who engage in illegal eviction tactics face criminal prosecution under Section 26 of the 1991 Act (fine and/or imprisonment) as well as civil suits for damages filed by the tenant.

If you are facing illegal eviction — including utility disconnection, locking of premises, harassment, or physical removal of belongings — you can take the following steps to protect yourself:

1. File an Application with the Rent Controller: Under the House Rent Control Act 1991, the Rent Controller has power to hear complaints from tenants about illegal eviction and harassment. File an application immediately describing the illegal acts and requesting an order for restoration of services and/or damages.
2. Apply for an Injunction: Your lawyer can apply to the Rent Controller or the Civil Court for an urgent injunction ordering the landlord to restore utilities, stop harassment, and refrain from further illegal acts pending resolution of the dispute. Courts in Bangladesh can issue urgent injunctions within hours in cases of clear illegal eviction.
3. File a Police Complaint (GD/FIR): If the landlord has physically threatened you, destroyed your property, or committed other criminal acts, file a complaint at the nearest police station. Cutting utilities and locking premises with the intent to evict can be reported as criminal intimidation or criminal trespass under the Penal Code 1860.
4. Criminal Complaint Under Section 26: Under Section 26 of the House Rent Control Act 1991, illegal eviction acts (including cutting utilities) are criminal offences. Your lawyer can file a complaint before the Magistrate for prosecution of the landlord.
5. Document everything: Take photographs, obtain statements from witnesses, save all written communications from the landlord, and keep utility bills and payment records. This documentation is crucial evidence in both civil and criminal proceedings.

As a tenant, you have strong legal rights in Bangladesh. Do not be intimidated into vacating your home or business without legal process. The law is firmly on your side when it comes to illegal eviction.

Landlord-tenant disputes in Bangladesh can be complex, time-sensitive, and emotionally charged — whether you are a landlord trying to recover your property through legitimate means or a tenant fighting an illegal eviction. The Rent Controller proceedings, injunction applications, appeal procedures, and criminal complaints all require professional legal guidance to navigate effectively.

Advocate Md. Shah Alam, practising from his Uttara, Dhaka chamber, has extensive experience in property law matters including tenant eviction cases before the Rent Controller and District Courts, injunction applications for illegal eviction, rental agreement drafting, and rent dispute resolution. His team represents both landlords and tenants across all stages of landlord-tenant litigation in Dhaka and beyond.

Do not allow your rights — whether as a landlord or tenant — to be violated without legal recourse. Contact our land and property lawyer today for an expert consultation on your specific situation.

Under Section 13 of the House Rent Control Act 1991, a landlord can legally evict a tenant only on eight specific grounds: non-payment of rent, subletting without consent, damage to property, use contrary to the tenancy agreement, causing nuisance, genuine need of the owner for personal occupation, necessity of major reconstruction, and expiry of the tenancy term. Eviction on any other ground is unlawful.

Under the Transfer of Property Act 1882 (Section 106), a landlord must give at least one full rental period (typically one month for monthly tenancies) written notice before commencing eviction proceedings. The notice must state the specific ground for eviction and be served by personal delivery or registered post. After proper notice, if the tenant does not vacate, the landlord must file an eviction petition before the Rent Controller.

No. Cutting electricity, water, or any other utility service to force a tenant out is explicitly illegal under Section 26 of the House Rent Control Act 1991 and constitutes a criminal offence. Landlords who do this can face prosecution, fines, imprisonment, and civil damages. Tenants facing utility disconnection should immediately file a complaint with the Rent Controller and seek an urgent injunction.

Under the House Rent Control Act 1991, a landlord cannot demand or accept advance rent exceeding 2 months rent for residential premises. Demanding more is an offence. The security deposit must be returned upon vacating, less any lawful deductions for unpaid rent or tenant-caused damage.

If you receive an eviction notice and then a Rent Controller petition, you must file a written defence within the time specified in the court notice, raising all factual and legal objections to the eviction. You can challenge the genuineness of the landlord claimed ground (especially owner genuine need), dispute adequacy of notice, or raise the landlord own illegal conduct as a defence. A property lawyer can draft your defence and represent you before the Rent Controller.

Self-help eviction — physically removing a tenant, locking the premises, or forcibly entering without a valid court order — is illegal in Bangladesh regardless of the circumstances. The affected tenant can file an urgent injunction application in civil court to be restored to possession, file a criminal complaint for trespass and intimidation, and claim compensation for losses. The landlord faces both criminal prosecution and civil damages liability.