What Should a Tenant Do Immediately If the Landlord Initiates Immediate Eviction Under the Punjab Rent Act, 1995?

The Punjab Rent Act, 1995 allows landlords to seek immediate eviction on certain urgent grounds. These proceedings move much faster than ordinary civil suits, so a tenant must act quickly and carefully to protect their rights.

Here is a complete guide on what a tenant must do immediately.

🔹 1. Do NOT Ignore the Court Notice or Summons

As soon as a tenant receives:

• A court summons

• Notice from the Rent Controller

• Copy of an eviction petition

they must take it seriously.
Ignoring the notice can lead to:

• Ex-parte eviction orders

• Loss of the chance to defend the case

• Immediate dispossession from the property

Never delay your response.

🔹 2. Contact an Advocate Immediately

Eviction cases under the Punjab Rent Act proceed quickly.
A tenant must hire a lawyer to:

• File the written statement on time

• Raise objections to the eviction grounds

• Prepare documentary evidence

• Seek a stay or protection against dispossession

• Challenge illegal eviction attempts

A delay of even a few days can weaken the tenant's defence.

🔹 3. Deposit All Pending Rent Immediately

The most powerful defence against eviction is paying the rent arrears promptly.

Under the Act:

• If the tenant deposits arrears, interest, and costs at the first opportunity,

• The court may stop eviction for non-payment of rent

If the landlord refuses to accept rent, the tenant should deposit it in court or send it through bank transfer to create proof.

Failure to deposit rent almost guarantees eviction.

🔹 4. Gather All Rent Receipts and Payment Proof

A tenant must immediately collect:

• Rent receipts

• Bank transfer proofs

• UPI screenshots

• WhatsApp/SMS confirmations

• Passbook or statement entries

Tenants commonly lose cases only because they cannot prove they paid rent.
Organising documents early protects your case.

🔹 5. Understand the Ground on Which Eviction Is Filed

The Punjab Rent Act allows eviction only on specific legally recognised grounds.
Understanding the allegation helps build a proper defence.

✔ A. Non-Payment of Rent

Defence:

• Show proof of payment

• Deposit arrears immediately

• Correct incorrect rent calculation

✔ B. Subletting Without Permission

Defence:

• Show alleged sub-tenant is a family member

• Show no exclusive possession was given

• Show no rent was collected from the third party

✔ C. Bonafide Personal Need of Landlord

Landlord may claim they genuinely need the property for:

• Own residence

• Family member

• Starting own business

Defence:

• Show landlord has suitable alternative accommodation

• Show need is not genuine or is malafide

• Show landlord already has multiple properties

✔ D. Misuse or Damage to Property

Defence:

• Provide photographs of proper usage

• Show allegations are false or exaggerated

• Show that any changes were temporary or repairable

✔ E. Nuisance or Illegal Activities

Defence:

• Show no nuisance occurred

• Provide neighbour statements if needed

• Show police complaint (if filed by landlord) is false or motivated

✔ F. Building Requires Urgent Repairs

Defence:

• Show building is safe

• Show landlord’s claim is a pretext to evict

• Ask for temporary relocation instead of eviction

🔹 6. Do NOT Vacate Voluntarily Without Court Orders

Many tenants panic and vacate early — this is a mistake.

A landlord cannot evict a tenant without a court order.
Tenants should:

• Remain in possession

• Attend all hearings

• Follow legal procedure

Voluntary vacation may forfeit tenant rights.

🔹 7. Maintain Peaceful Conduct

Tenants should avoid:

• Fights

• Arguments

• Damage to property

• Creating nuisance

Any such act may strengthen the landlord’s eviction claim.

Instead, maintain:

• Clean property

• Good behaviour

• Compliance with agreement terms

🔹 8. Prepare Your Evidence Early

A solid defence requires:

• Rent agreement (if available)

• Receipts

• Photos of property condition

• Communications with landlord

• Witnesses (if needed)

A well-prepared tenant is more likely to avoid eviction.

⭐ Conclusion

Facing immediate eviction under the Punjab Rent Act is stressful, but the law gives tenants important protections.
To protect your tenancy, a tenant must:

✔ Respond quickly to notices
✔ Hire an advocate immediately
✔ Deposit all pending rent without delay
✔ Collect all proof of payments
✔ Challenge weak or false grounds of eviction
✔ Stay calm and comply with legal process

With the right steps, tenants can successfully defend against sudden eviction and protect their rights.