Can a landlord cut off water/electricity to force eviction?

What the Law Says

Indian law strictly prohibits landlords from using coercive measures like cutting off essential services to force tenants out. Such actions violate statutory protections and fundamental rights.

The Transfer of Property Act, 1882 governs landlord-tenant relationships in areas not covered by state-specific rent control laws. Section 108(m) states that a lessor must not 'do any act to render the property substantially less fit for the purpose for which it was let'. Cutting off water or electricity clearly violates this duty.

The Model Tenancy Act, 2021 — adopted by several states including Karnataka, UP, and Gujarat — explicitly bans coercive recovery. Section 21(1) says: 'The landlord shall not... disconnect or restrict the supply of water, electricity or any other essential service to the premises.'

Violation attracts penalties: Section 21(3) prescribes 'imprisonment up to one year or fine up to five thousand rupees or both'.

Statutory Text

The lessor shall not do any act to render the property substantially less fit for the purpose for which it was let.

— Transfer of Property Act, 1882, s. 108(m) — Rights and liabilities of lessor

Statutory Text

The landlord shall not... disconnect or restrict the supply of water, electricity or any other essential service to the premises.

— Model Tenancy Act, 2021, s. 21(1) — Prohibition on coercive recovery of possession

Sources