June 15, 2026
A tenant in Osu hears she has to “go to Rent Control” after her landlord raises the rent overnight. A small landlord in Madina gets warned by a neighbour, “Be careful, PNDC Law 138 says you cannot do that.” Most people in Ghana have heard the name. Far fewer know what Ghana’s Rent Control Law actually says, who it covers, and what it requires from landlords and tenants in the first place.
This guide breaks it down in plain English.
What PNDC Law 138 Really Is
PNDC Law 138 is the Rent Control Act, 1986, passed by the Provisional National Defence Council to regulate rent on residential premises and the relationship between landlords and tenants. It sets rules on how rent is calculated for single and two-room accommodation, controls how and when rent can go up, and creates Rent and Housing Committees to register tenancies, assess fair rent, and resolve disputes. When someone says “report it to Rent Control,” this is the law behind that advice.
Which Properties Does the Law Cover
PNDC Law 138 focuses on residential accommodation. In practice, that means single rooms in compound houses, “chamber and hall” rentals, self-contained rooms, and small flats and apartments used as homes.
The law does not cover everything. Section 2 of the Act exempts leases held from Government or State agencies, premises rented for industrial, commercial, or other business purposes, premises rented by diplomatic missions and certain international organisations, and incorporated bodies in some cases.
Office spaces, shops, and warehouses sit outside the main scope of PNDC Law 138. They are governed by the lease contract and general tenancy law. If you are unsure whether your property is covered, check with the Rent Control Department or a lawyer before signing anything.
Who Counts as a Landlord and a Tenant
Under the law, a landlord is any person, family, company, or institution that lets out residential accommodation for rent. A tenant is any person who pays rent (or has agreed to pay rent) for the right to occupy residential premises, with or without a written agreement.
Both sides have duties:
- Landlords must register each tenancy with the Rent and Housing Committee, issue a rent card to the tenant, and stick to assessed fair rent levels.
- Tenants must pay rent as agreed or assessed, keep the premises in good condition, and follow the terms of the registered tenancy.
Agents and property managers who collect rent or run premises on behalf of owners are expected to respect the same limits and procedures.
How It Works in Practice
Three mechanisms do most of the work.
Rent and Housing Committees sit at the district level. They register leases, assess what counts as fair or recoverable rent, and hear complaints over non-payment, illegal increases, and unlawful eviction.
Rent cards are mandatory. Each card shows the rent amount, due dates, and payments made. A landlord is not supposed to demand or receive rent before the tenancy is registered.
Rent advance limits come from Section 25(5) of the older Rent Act, 1963 (Act 220), which Rent Control still enforces alongside PNDC Law 138. For tenancies longer than six months, the landlord cannot lawfully demand more than six months’ rent in advance. For shorter tenancies, the cap is lower. The Rent Control Department has announced full enforcement from 1 April 2026, with fines and possible jail time for offenders.
A Bit of History
Ghana has regulated rents since the Rent Act, 1963 (Act 220). PNDC Law 138 replaced and updated that framework in 1986, during a period of housing shortages and high inflation, to protect tenants from arbitrary increases while still allowing landlords a fair return. The law has been amended several times, and the proposed new Rent Bill aims to create a stronger Ghana Rent Authority. For now, PNDC Law 138 remains the core law.
Quick FAQs
Does PNDC Law 138 apply to every rented room in Ghana?
No. It covers most residential rentals but exempts state-owned leases, commercial premises, and certain institutional rentals.
Can my landlord legally demand two years’ rent upfront?
No. The cap is six months’ rent in advance for tenancies over six months. Anything above that breaches the law.
Do I need a written agreement for protection?
A written agreement helps, but the law also protects tenants who pay rent without one. Keep receipts and your rent card.
What if my landlord increases rent or tries to evict me suddenly?
File a complaint at the nearest Rent Control office or Rent Court. Self-help eviction is illegal.
Where can I read the full law?
Find it on the Parliament of Ghana repository, GhanaLegal, or the BRR (acc.brr.gov.gh) website.
Where to Go from Here
Knowing the basics of Ghana’s Rent Control Law saves landlords and tenants real money and stress. Use this as a starting point, then contact the Rent Control Department or a qualified lawyer for specific disputes. If you are planning new rentals or buying property to let in Accra, speak to Landmark Homes on +233 501 622 422 or visit landmarkhomesgh.com to design and manage residential investments that stay compliant and still deliver strong returns.