Ending a tenancy: notice, and getting possession back
One month's notice ends a monthly tenancy, from either side. If the occupant stays on, possession comes back through the District Court, and only a stamped lease uses the 2023 route.
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The guide
Renting & letting
Tenant or landlord, the same rules bind you both. These set out what the law allows on rent and deposits, which instrument you actually hold, and how a tenancy is ended properly.
In this subject
3 articles.
Rent in advance: what the law allows
Three months is the cap, but only where the Rent Act governs the premises. Residential premises built and let since 1980 are excepted, and then the advance is a negotiated term.
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Tenancy or lease, which one do you actually have?
A tenancy runs on until someone ends it. A lease is a fixed term, notarially executed. Get the execution wrong and a three-year lease is a monthly tenancy instead.
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Other subjects
Elsewhere in the guide.
FAQ
Questions we are asked.
Where do you work?
Across Sri Lanka. The locations where we currently have properties are shown in the areas section, and the list grows as new instructions come in.
What will a property purchase cost me in Sri Lanka?
Stamp duty is 4% of the price or the Provincial Department of Revenue's assessed value, whichever is higher, payable before the deed is registered, with notary and registration costs on top. The assessed-value rule catches people out: duty is charged on the assessment when it is higher than the price you agreed.
How do you value a property?
On evidence: comparable recent sales, the stock currently competing with yours, and how long similar properties have taken to move. This is a market appraisal, not a chartered valuation; where a bank or a court needs a formal valuation, we refer you to a qualified valuer.
How long will it take?
It depends on price, location and condition. For context, Central Bank figures show condominium prices in Colombo District up 18.5% year on year in the first quarter of 2026 while sales volumes fell 15.2%. In a thinner market, correctly priced property still moves and optimistically priced property sits.
Can my property be marketed discreetly?
Yes. Quiet marketing to a qualified shortlist, with no board and no public listing, is a routine instruction. It narrows the audience and usually takes a little longer, and we are clear about that trade-off before you decide.
Can I own property here as a foreign national?
Freehold land is restricted under the Land (Restrictions on Alienation) Act No. 38 of 2014. You can own a condominium outright, and land is available on a long lease. A power of attorney, clear title and a suitable bank account cover most practical needs, and a notary should advise on your specific position.
Do you charge for a first consultation?
No. A first conversation and a market appraisal carry no charge and no obligation.