Eviction Notice (Hong Kong)
NOTICE TO QUIT
Date: [Notice Date]
From (Landlord): [Landlord Name], [Landlord Address]
To (Tenant): [Tenant Name]
Premises: [Premises Address]
NOTICE TO QUIT
TAKE NOTICE that you are hereby required to quit and deliver up vacant possession of the above-mentioned premises on or before [Vacation Date], being [Notice Period] from the date of this notice.
Grounds: [Grounds For Notice].
Details: [Grounds Detail].
Outstanding rent arrears: [Rent Arrears]. Any outstanding rent and mesne profits shall remain payable until vacant possession is delivered.
LEGAL WARNING
If you fail to vacate the premises by [Vacation Date], the Landlord will be compelled to commence proceedings in the Lands Tribunal for an order for possession. You may be liable for the Landlord's legal costs if such proceedings are necessary.
This notice is given under and subject to the Landlord and Tenant (Consolidation) Ordinance (Cap. 7) of the Hong Kong Special Administrative Region. Nothing in this notice waives any right of the Landlord.
If you wish to discuss this matter, please contact the Landlord immediately at the address above.
Landlord / Landlord's Authorised Agent
________________
Signature
What Is a Eviction Notice (Hong Kong)?
A Eviction Notice (Hong Kong) in Hong Kong eviction Notice in Hong Kong is a formal written demand from a landlord to a tenant requiring the tenant to vacate the rented premises by a specified date, governed by the Landlord and Tenant (Consolidation) Ordinance (Cap. 7) and the terms of the tenancy agreement, and is a prerequisite to applying to the Lands Tribunal for a possession order if the tenant refuses to leave.
Hong Kong's residential property market is one of the world's most expensive, and residential tenancies are governed by Cap. 7, which was substantially amended in 2022 to introduce enhanced security of tenure for domestic tenants. The 2022 amendments introduced, for the first time in decades, provisions requiring landlords to offer a 2-year standard tenancy with a right of renewal for a further 2 years under standard conditions — significantly expanding tenant protections. Section 119V of Cap. 7 expressly prohibits self-help eviction, making it a criminal offence for a landlord to change the locks, remove the tenant's belongings, cut off utilities, or harass the tenant to leave without a court order. Penalties for self-help eviction under Section 119V include a fine and potentially imprisonment.
The Lands Tribunal — established under the Lands Tribunal Ordinance (Cap. 17) and located at the High Court Building, 38 Queensway, Admiralty — has exclusive jurisdiction over landlord and tenant disputes in Hong Kong, including possession claims, rent arrears, and tenancy condition breaches. Section 10 of the Lands Tribunal Ordinance (Cap. 17) confers on the Lands Tribunal jurisdiction over claims not exceeding HK$3 million. The Lands Tribunal operates a practical, accessible system for landlord and tenant disputes, with many possession applications determined at the first hearing without a full trial.
For commercial and industrial premises, Cap. 7 applies differently — the security of tenure provisions introduced in the 2022 amendments apply only to domestic tenancies. Commercial landlords have somewhat greater freedom to recover possession on expiry of the fixed term, though Section 119V's prohibition on self-help eviction still applies to all tenancies regardless of type.
The notice to quit is the first formal step in the legal eviction process. Section 6 of Cap. 7 provides that a notice to quit must be in writing and specify the grounds on which it is given. A properly served notice to quit establishes the legal basis for the Lands Tribunal application if the tenant does not vacate voluntarily. Without a valid notice to quit, the Lands Tribunal cannot grant a possession order in most cases. Service of the notice must be effected by an approved method — hand delivery with witness, registered post with acknowledgment, or posting through the letterbox of the premises as permitted by Section 12 of Cap. 7.
When Do You Need a Eviction Notice (Hong Kong)?
Eviction Notice in Hong Kong is needed in the following circumstances, each requiring a formal written notice before Lands Tribunal proceedings can be commenced under Cap. 7.
Fixed-Term Tenancy Expiry — Tenant Holds Over: Where a residential or commercial tenancy for a fixed term (e.g., two years) has expired and the tenant has not vacated, the landlord should serve a notice to quit on the tenant specifying the grounds (expiry of the fixed term) and the date by which the tenant must vacate. Under the 2022 amendments to Section 70 of Cap. 7, residential tenants have the right to request a 2-year renewal — the landlord must consider whether any of the permitted grounds for refusing renewal apply before serving the notice.
Non-Payment of Rent: Where a tenant is in arrears of rent, a notice to quit (or a formal demand notice specifying the arrears and requiring payment or vacation) is a prerequisite to a Lands Tribunal possession and rent arrears claim under Section 32 of Cap. 7. The notice should specify the arrears amount in HKD and give a reasonable period for payment or vacation.
Breach of Tenancy Conditions: Where a tenant has sublet without consent, caused damage to the premises, used the premises for an unlicensed business, or breached another condition of the tenancy agreement, the landlord may issue a notice to quit on the ground of breach under Section 28 of Cap. 7 and subsequently apply to the Lands Tribunal if the breach is not remedied.
Landlord's Need for Own Use: Under Section 53 of Cap. 7, a landlord may recover domestic premises for bona fide own use (occupation by the landlord, their spouse, parents, or children) subject to strict procedural requirements, including the prescribed notice period and payment of a removal allowance to the tenant.
Nuisance and Illegal Use: Where the tenant is causing nuisance to neighbours or using the premises for illegal purposes (drug activity, unlicensed gambling, illegal subdivision), the landlord may serve a notice to quit on these grounds and apply to the Lands Tribunal for an expedited hearing under the Lands Tribunal Ordinance (Cap. 17).
What to Include in Your Eviction Notice (Hong Kong)
Eviction Notice in Hong Kong should include the following key elements to be legally effective under Section 6 of Cap. 7 and support subsequent Lands Tribunal proceedings if the tenant does not comply.
Landlord's Details: Full legal name of the landlord (individual name and HKID number, or company name and Companies Registry number); correspondence address; and contact details. If the landlord is a company, the name of the authorised signatory.
Tenant's Details: Full legal name of all tenants named in the tenancy agreement and their HKID numbers; address of the rented premises (including floor, unit, block, and street address — the government rateable address is preferable for accuracy in Lands Tribunal proceedings).
Property Description: Full address of the rented premises; government lot number or building number; floor and unit reference; and the tenure (domestic or non-domestic) — an important distinction given the 2022 amendments to Cap. 7 that apply enhanced protections only to domestic tenancies.
Ground for Notice: Clear statement of the ground on which the notice is given — expiry of the fixed term; non-payment of rent (specifying the arrears amount in HKD and the period of default under Section 32 of Cap. 7); breach of a specified tenancy condition under Section 28 of Cap. 7; landlord's bona fide own use under Section 53 of Cap. 7; or other permitted ground. Generic notices without specifying grounds are vulnerable to challenge at the Lands Tribunal.
Notice Period and Vacation Date: The notice period must comply with Cap. 7 and the tenancy agreement — typically one calendar month for monthly tenancies, served before the last day of a tenancy month. The notice must specify the exact date by which the tenant must vacate the premises. For weekly tenancies, one week's notice suffices under Section 6 of Cap. 7.
Consequences of Non-Compliance: Statement that if the tenant fails to vacate by the specified date, the landlord will apply to the Lands Tribunal for a possession order under Cap. 17, and may also claim rent arrears and legal costs.
Delivery Method: Method of service — hand delivery with witness; registered post with acknowledgment of receipt; or service by posting through the letterbox of the premises as permitted by Section 12 of Cap. 7.
Date and Signature: Date of the notice; signature of the landlord or their authorised agent; if served by an estate agent or solicitor, their name and licence number (EAA licence for estate agents under Cap. 511, Solicitors Roll number for solicitors).
Governing Law: Laws of Hong Kong SAR; disputes under the tenancy agreement referred to the Lands Tribunal under the Lands Tribunal Ordinance (Cap. 17). Forms-legal.com provides the Residential Tenancy Agreement and Lease Renewal Agreement for Hong Kong, complementary documents for managing the full tenancy lifecycle.
Sources & Citations
Statutory citations link to official government sources.
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Reference this free template in an article, syllabus, or research note:
Forms Legal. (2026). Eviction Notice (Hong Kong) (Hong Kong) [Legal document template]. Forms Legal. https://forms-legal.com/hong-kong/real-estate/notices/eviction-notice-hong-kong
"Eviction Notice (Hong Kong) (Hong Kong)." Forms Legal, 2026, https://forms-legal.com/hong-kong/real-estate/notices/eviction-notice-hong-kong.
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year = {2026},
howpublished = {\url{https://forms-legal.com/hong-kong/real-estate/notices/eviction-notice-hong-kong}},
note = {Free legal document template. Based on Landlord and Tenant (Consolidation) Ordinance (Cap. 7)}
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Frequently Asked Questions
Eviction in Hong Kong is governed primarily by the Landlord and Tenant (Consolidation) Ordinance (Cap. 7). For most residential tenancies, a landlord must give written notice to quit and, in most cases, obtain a court order from the Lands Tribunal before the tenant can be physically removed. Self-help eviction — changing locks, removing the tenant's belongings, or cutting off utilities — is illegal under Section 119V of Cap. 7 and exposes the landlord to criminal prosecution and civil liability.
The required notice period depends on the tenancy agreement. For fixed-term tenancies, the landlord must wait until the term expires, then issue a notice to quit if the tenant holds over. For monthly periodic tenancies, one month's written notice is typically required. For weekly tenancies, one week's written notice applies. The notice period specified in the tenancy agreement governs if it exceeds the statutory minimum.
Grounds for eviction under Cap. 7 include: expiry of the fixed term without renewal; non-payment of rent (the landlord may issue a notice to quit and apply to the Lands Tribunal for a possession order); breach of a tenancy condition (such as subletting without consent, causing nuisance, or carrying on a prohibited business); the landlord's bona fide need to recover the premises for own use or for redevelopment (subject to strict requirements); and the tenant's abandonment of the premises.
The notice period required for a Hong Kong eviction notice depends on the type of tenancy and the grounds for the notice.
Fixed-term tenancies: Where a tenancy has a defined end date (e.g., a two-year residential tenancy expiring on 31 December), the landlord does not need to serve a notice to quit before the end of the fixed term — the tenancy terminates automatically. However, if the landlord wishes to ensure the tenant vacates on the expiry date, a reminder notice issued 1–2 months before expiry is good practice. If the tenant holds over beyond the fixed term, the landlord should issue a notice to quit giving the period specified in the tenancy agreement (commonly one month for residential properties).
Monthly periodic tenancies: One calendar month's written notice is required, served before the last day of any tenancy month (i.e., the notice must expire on the last day of a tenancy month). A notice served partway through a month takes effect at the end of the following complete tenancy month.
Weekly periodic tenancies: One week's written notice is required.
Notice for breach: Where the tenant is in breach of a tenancy condition (including non-payment of rent), the landlord may issue a notice to quit specifying the breach. The notice period is governed by the tenancy agreement and the general provisions of Cap. 7. For non-payment of rent, the landlord may also apply to the Lands Tribunal for a possession order without waiting for the full notice period if the tenant has been in arrears for the relevant period.
If a Hong Kong tenant does not vacate the premises by the date specified in the notice to quit, the landlord must apply to the Lands Tribunal for a possession order — self-help eviction is illegal. The process for obtaining and enforcing a possession order is as follows.
Lands Tribunal application: The landlord files an originating application with the Lands Tribunal claiming possession of the premises, return of any rent arrears, and costs. The application must be accompanied by evidence of the tenancy agreement, the notice to quit, and the grounds for possession. The Lands Tribunal Registry is located at the High Court Building, 38 Queensway, Admiralty, Hong Kong.
Hearing: The Lands Tribunal schedules a hearing, typically within 4–8 weeks of filing. Both landlord and tenant have the right to attend and present their cases. The Lands Tribunal operates under the Lands Tribunal Ordinance (Cap. 17) and applies a practical approach to landlord and tenant disputes.
Possession order: If the Lands Tribunal finds in the landlord's favour, it grants a possession order specifying the date by which the tenant must vacate. For straightforward cases of expiry of fixed term or non-payment of rent, possession orders are regularly granted at the first hearing.
Writ of possession: If the tenant still refuses to vacate after the possession order, the landlord applies for a writ of possession, which authorises the Bailiff of the Lands Tribunal to attend the premises and physically enforce the eviction.
Domestic helpers in Hong Kong employed under the standard Employment Contract for Foreign Domestic Helpers (issued by the Immigration Department) are typically required to reside in their employer's premises under the live-in requirement of their employment visa. The domestic helper's right to reside at the employer's property is tied to their employment contract — it is not an independent tenancy under the Landlord and Tenant (Consolidation) Ordinance (Cap. 7).
When the employment of a domestic helper ends — whether through termination by the employer, resignation by the helper, or completion of the contract — the helper's right to reside at the employer's property also ends. The helper does not have tenancy rights under Cap. 7 and is not entitled to a notice to quit or a Lands Tribunal possession order.
However, the employer must comply with the standard Employment Contract terms, which require giving one month's written notice or payment of one month's wages in lieu of notice (unless there is a summary dismissal for serious misconduct). Terminating the employment contract terminates the accommodation arrangement. The Labour Department of Hong Kong enforces the terms of domestic helper employment contracts, and disputes are heard by the Labour Tribunal.
For standard tenancies of separate domestic helper accommodation (where the helper rents independent accommodation not tied to their employment), the normal eviction procedures under Cap. 7 apply.
Security deposit deductions are a common dispute between Hong Kong landlords and tenants at the end of a tenancy. Under general Hong Kong contract law and the Landlord and Tenant (Consolidation) Ordinance (Cap. 7), a landlord is entitled to deduct from the security deposit amounts in respect of: unpaid rent; damages to the premises beyond fair wear and tear; cleaning costs where the premises are returned unreasonably dirty; and other breaches of the tenancy agreement such as unauthorised alterations. Fair wear and tear refers to the natural deterioration of the premises and fittings through normal use — a landlord cannot charge for repainting walls that have gradually faded over a two-year tenancy. Damage caused by the tenant (stains, holes in walls, broken fixtures) can be deducted. The landlord must return the balance of the deposit after deductions within a reasonable period — typically 14 to 30 days after the tenant vacates. Unreasonable delay in returning the deposit may give the tenant a claim for wrongful retention plus damages. Where the landlord and tenant dispute the deductions, the matter may be referred to the Lands Tribunal under Section 6 of the Lands Tribunal Ordinance (Cap. 17), which regularly determines security deposit disputes. Photographic evidence and check-in and check-out condition reports, signed by both parties, are essential evidence for resolving such disputes at the Lands Tribunal. Forms-legal.com provides the Residential Tenancy Agreement for Hong Kong, which includes provisions for security deposit terms compliant with Cap. 7.
This template is provided for informational purposes only and does not constitute legal advice. Laws vary by jurisdiction and change over time. Consult a qualified attorney for advice specific to your situation.Full disclaimer
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