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.
Legal Disclaimer
This content is for general informational and educational purposes only. It does not constitute legal advice and should not be relied upon as such. Laws change frequently — always verify current regulations and consult a licensed attorney in your jurisdiction for advice specific to your situation. Landager is a property management platform, not a law firm.Information last verified: May 2026.
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:
- 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 (Art. 30).
- Illegal Uses / Bad Conduct: Using the rented property for proven illegal acts or causing constant disturbances affecting the peace or safety of the community.
- Property Damage: Damage caused to the property by the tenant.
- 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.
Back to Panama Landlord-Tenant Laws Overview.
Frequently Asked Questions
▶What is the legal eviction process for landlords in Panama?
The eviction process in Panama requires landlords to follow formal legal procedures. Valid grounds typically include non-payment of rent, lease violations, or the landlord's personal use of the property. Landlords must provide proper written notice, allow any required cure periods, and may need to obtain a court or tribunal order. Self-help evictions are generally prohibited.
▶What are the key landlord-tenant laws in Panama?
The rental market in Panama is primarily regulated by Law 93 of October 4, 1973. This foundational law is currently undergoing a modernization process by the Ministry of Housing and Territorial Planning (MIVIOT) to adapt to the 2026 real estate market. This guide covers the essential compliance requirements for property owners and landlords.
Read the complete guide▶What are the rent increase limits and caps in Panama?
Panama has specific rules governing when and how landlords can increase rent. These rules may include caps on the percentage of increase, minimum notice periods, and restrictions on frequency. Landlords must comply with all applicable regulations when raising rent on existing tenancies.
Read the complete guide▶What are the security deposit rules and return deadlines in Panama?
Panama has rules governing how much landlords can charge as a security deposit, how deposits must be held or protected, and the timeline for returning deposits after a tenancy ends. Landlords must provide itemized statements of any deductions and comply with all statutory deadlines to avoid penalties.
Read the complete guide▶What are the mandatory lease requirements in Panama?
Lease agreements in Panama must comply with applicable national and local laws. Required elements typically include the names of both parties, property description, rent amount and payment terms, deposit details, lease duration, and maintenance responsibility allocation. Written leases may be required for certain tenancy types or durations.
Read the complete guide▶What are the landlord maintenance and repair obligations in Panama?
Landlords in Panama are generally required to maintain rental properties in a habitable condition, keeping the structure, plumbing, electrical systems, and essential services in proper working order. The specific allocation of maintenance responsibilities between landlord and tenant should be clearly documented in the lease agreement.
Read the complete guide▶What are the late fee and penalty rules for rental properties in Panama?
Panama has specific rules regarding late fees and penalties for overdue rent. These may include mandatory grace periods, caps on late fee amounts, and restrictions on interest charges. Late fee provisions should be clearly stated in the lease agreement and must comply with local regulations to be enforceable.
Read the complete guide▶What property disclosures are landlords required to make in Panama?
Landlords in Panama must disclose relevant information about the property to prospective tenants before the lease is signed. Required disclosures typically include known material defects, environmental hazards, previous damage history, and any conditions that could affect the tenant's use and enjoyment of the property.
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