Eviction Process in Panama (Law 93)
A step-by-step guide to the eviction procedures, justified causes, notices, and tenant rights in the Republic of Panama.
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The procedure for recovering a property (known as "lanzamiento" or eviction) in Panama cannot be carried out independently or unilaterally by the landlord. It is exclusively subject to state directives and the ruling of civil judges or MIVIOT's Housing Commission, depending on the severity and nature of the contract.
Eviction Process in national
Confirm Valid Ground
Verify that the reason for eviction is legally recognised under Ley No. 93 de 1973 (Tenancy Law of Panama).
Issue Written Notice
Serve formal written notice with the required period (3 Months Standard).
Wait for Notice to Expire
Allow the notice period to lapse; tenants may apply to the tribunal during this time.
Apply for Court Order
If the tenant refuses to vacate, apply to Juzgado de Arrendamiento for a possession order.
Legitimate Causes for Eviction
A landlord can only initiate an eviction process based on causes or breaches explicitly outlined in the regulatory framework. The primary legal reasons include:
- Non-Payment: Verifiable debt and arrears of two (2) months or more of the agreed-upon rent.
- Unauthorized Subletting: Transferring the lease or subletting the rented unit fully or partially to third parties without prior written consent from the landlord.
- Illegal Uses / Bad Conduct: Using the rented property for proven illegal or criminal acts (e.g., unauthorized laboratories or storage of contraband) or causing constant disturbances affecting the peace, rest, or physical safety of the community (excessive noise or health hazards).
- Major Repairs or New Construction: When demolition is imminent and documented for the construction of a new structure by the owner, or when forecasting remodeling work that de facto prevents inhabitation and represents a danger to occupants.
Special Tenant Exceptions (Article 41)
Law 93 contains a specific caveat regarding non-payment in Article 41. An attempted eviction action may be dismissed or paused if the tenant can prove to the Housing Commission that they are materially unable to pay rent due to a confirmed or prolonged illness, absolute lack of employment / involuntary dismissal, or a proven and notorious lack of financial resources. These claims are subject to evaluation and occasionally granted a suspension period.
Eviction Timelines
An eviction in Panama requires strict bureaucratic rigor. It can extend for a period of roughly 90 to 120 days from the introduction of the claim, granting the tenant the opportunity to present a defense, until the orders finally reach the local police or administrative authorities who proceed with the physical execution of the eviction.
It is entirely illegal and invalid in Panama to resort to physical force, harassment, cutting off water or basic services, arbitrarily removing belongings, or changing locks to carry out a "silent" or "self-help" eviction without following the legal pathway.
Back to Panama Landlord-Tenant Laws Overview.
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