Eviction Process in Panama (Law 93)

The procedure for recovering a property (known as "lanzamiento" or eviction) in Panama is strictly regulated by Law 93 of October 4, 1973 (Ley 93 de 1973), which entered into force on 22 October 1973 upon its publication in the Official Gazette. Landlords cannot carry out evictions independently or unilaterally; the process is subject to state directives from the Ministry of Housing (MIVIOT) and execution by Police Authorities (Jueces de Paz), depending on the nature of the breach and the contract registration. Under Article 5, landlords are expressly prohibited from terminating indeterminate contracts except for the specific causes listed in Article 52.

Legitimate Causes for Eviction

A landlord can only initiate an eviction process based on causes or breaches explicitly outlined in the regulatory framework. Under Article 52 of Law 93, primary legal reasons include:

1. Non-Payment: Verifiable debt and arrears of two (2) months or more of the agreed-upon rent.
2. Unauthorized Subletting: Transferring the lease or subletting the rented unit fully or partially to third parties without prior written consent from the landlord (Art. 30).
3. Illegal Uses / Bad Conduct: Using the rented property for proven illegal acts or causing constant disturbances affecting the peace or safety of the community.
4. Property Damage: Damage caused to the property by the tenant.
5. Major Repairs or New Construction: When demolition is imminent for new construction or remodeling that prevents inhabitation (requires 6 months notice per Art. 53).

Note that the 30-day notice period established in Article 10 is a right reserved exclusively for the tenant to terminate the lease; it is not a tool for landlord-initiated eviction.

Special Tenant Exceptions (Article 41)

Law 93 contains a specific social protection regarding non-payment in Article 41. An eviction action for rent arrears may be suspended for up to one year if the tenant can prove to the Housing Commission (Comisión de Vivienda) that they are materially unable to pay due to a confirmed or prolonged illness, absolute lack of employment, or a notorious lack of financial resources. These claims are subject to rigorous evaluation by MIVIOT.

Eviction Timelines

An eviction in Panama requires strict administrative and judicial rigor. The process typically extends for 90 to 180 days from the filing of the claim, allowing the tenant to present a defense and undergo the mandatory conciliation phases at MIVIOT before a physical "lanzamiento" is executed by Police Authorities (Jueces de Paz).

It is entirely illegal and punishable in Panama to resort to physical force, harassment, cutting off water or basic services, or arbitrarily changing locks to carry out a "self-help" eviction.

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