China Eviction Process: Notice, Procedures & Compliance

This guide covers eviction process in china according to the latest Civil Code of the People's Republic of China (effective 1 January 2021).

Evicting a tenant in China - legally referred to as "termination of a lease contract" - is governed by strict legal requirements. The Civil Code and various administrative measures (such as the Administrative Measures for Commodity Housing Leasing) provide the primary legal framework, protecting both parties while severely punishing illegal eviction practices.

Eviction Types Overview

Termination for Tenant Breach

Grounds for Contract Termination

Under the Civil Code, landlords may lawfully terminate a lease when the tenant:

1. Fails to pay rent without justification - after demand and a reasonable cure period (Art. 722)
2. Sublets without consent - transfers occupancy to a third party without landlord approval (Art. 716)
3. Changes the property's use - converts a residential unit for commercial purposes
4. Causes serious damage - inflicts significant harm to the property
5. Engages in illegal activities - uses the rental for criminal or unlawful purposes
6. Violates occupancy standards - exceeds maximum occupant limits set by local regulations

Special Rules for Non-Payment

Terminating a lease for unpaid rent requires a specific procedure:

1. Demand obligation - The landlord must first issue a written demand for payment
2. Reasonable cure period - The tenant must be given a reasonable time to pay (Article 722)
3. Continued non-payment - Only if the tenant still fails to pay may the landlord terminate
4. Written termination notice - The landlord must provide formal written notice of termination

Termination of Indefinite-Term Leases

A lease becomes indefinite-term when:

• The term exceeds six months but no written contract was signed
• A fixed-term lease expires and the tenant continues to occupy without landlord objection

Termination rules for indefinite leases:

Strictly Prohibited Eviction Practices

National administrative regulations explicitly prohibit the following:

Violence and Threats

• Physical violence against the tenant is forbidden
• Verbal threats, intimidation, or harassment are prohibited
• Targeting cohabitants or family members is similarly illegal

Utility Shutoffs

• Cutting off water, electricity, gas, or heating supply is forbidden
• Discontinuing property management services to pressure a move-out is illegal
• These actions remain unlawful even after a lease has expired

Self-Help Remedies

• Landlords must not enter the rental property without permission
• Removing a tenant's belongings in their absence is prohibited
• Changing locks or blocking entrances is illegal
• If a tenant refuses to leave, the landlord must pursue legal channels

Complete Lawful Eviction Process

Step 1: Confirm Grounds for Termination

Verify that contractual or statutory termination grounds exist and gather evidence:

• Rent arrears records and demand correspondence
• Photos or video evidence of violations
• Communication records (WeChat messages, text messages, etc.)

Step 2: Issue Written Notice

• Deliver formal written notice of contract termination
• Clearly state the reason and legal basis
• Allow a reasonable move-out period
• Use registered mail, notarized delivery, or in-person signed receipt

Step 3: Negotiate Move-Out

• Agree on a specific move-out date with the tenant
• Conduct a property condition inspection
• Process security deposit return
• Settle outstanding utility charges

Step 4: Escalation (If Tenant Refuses to Leave)

1. Community mediation - Seek assistance from neighborhood committees or mediation organizations
2. Administrative complaint - File with local housing and construction authorities
3. Arbitration - If the contract includes an arbitration clause
4. Litigation - Sue in the People's Court and apply for compulsory enforcement

"Sale Does Not Break Lease" Principle

Under Civil Code Article 725, if the property is sold during the lease term, the existing lease remains enforceable against the new owner. The buyer must continue honoring the original contract obligations and may not evict the tenant on this basis.

Best Practices for Landlords

1. Clear contract terms - Include clear termination conditions, notice methods, and move-out timelines
2. Complete documentation - Preserve all demand notices, communications, and payment records
3. Follow legal procedures - Always operate within the law, even when facing a clearly defaulting tenant
4. Maintain professionalism - Avoid emotional reactions; never attempt self-help eviction
5. Seek legal counsel - Consult an attorney promptly for complex situations
6. Know local rules - Each city may have more specific management requirements