Expedited eviction in Peru: when it applies and how it works

What “expedited eviction” actually is: two routes, from three different laws

Peru has two fast eviction mechanisms, with different legal origins, that are often confused with each other:

1. The Ley N° 30201 (2014) executory route, which rewrote article 594 of the Code of Civil Procedure: if the lease has signatures legalized before a notary (or a justice of the peace where there is no notary) and a clause agreeing in advance to future eviction, the judge notifies the tenant, who has six days to prove the lease is still in force or that rent was paid; if not, the eviction proceeds within fifteen business days. This route does not require the Formulario Único de Arrendamiento (FUA) — it’s enough for the lease, in any format, to have legalized signatures and the surrender clause.
2. The Ley N° 30933 (2019) notarial-then-judicial procedure: the notary certifies the ground, and the justice of the peace orders and carries out the eviction. This lease can be the FUA or a public deed, not only the form.

The FUA itself — the form with executory force that is often mentioned as the single requirement — was created by a third law, Decreto Legislativo N° 1177 (2015), not Ley 30201.

This page complements the general guide on eviction and renting in Peru, which covers the ordinary process. Here we focus only on the fast-track routes and their eligibility conditions.

What would make a lease eligible for a fast route

There is no single requirement, because it depends on the route:

• For the Ley 30201 executory route (article 594, Code of Civil Procedure): signatures legalized before a notary or justice of the peace, and a surrender clause agreeing in advance to future eviction — in any lease format, not necessarily the FUA.
• For the Ley 30933 route: the lease must be the FUA (created by D.L. 1177) or a public deed, with a surrender clause, express submission to that law, and a designated bank account for the rent.

In both cases, the required formality must be met from the very start of the lease; an already-signed contract cannot later be “converted” to retroactively gain access to a fast route. Many landlords with an existing lease, signed privately without those formalities, would not be able to use either route directly, and would have to rely on the ordinary eviction process described in the general guide.

What situations it would be used for

The two grounds most commonly mentioned in secondary sources are:

1. Non-payment of rent by the tenant.
2. Expiration of the lease term without the tenant vacating the property.

How the procedure would differ from an ordinary eviction

Based on the general explanation given by secondary sources, the main difference would be the procedural track: instead of being handled as a longer ordinary contentious lawsuit, it would be handled as an executory process, using the legalized document as the executory title. This would shorten timelines, since the stages and admissible defenses would be narrower.

Even so, the tenant would retain the right to defend themselves — for example, by proving that rent was actually paid, or that the document does not meet the required formalities. If you receive a court notice of this kind, do not ignore it: response deadlines tend to be short.

What to check before assuming it applies

• If your lease is a simple private document, without signatures legalized before a notary from the start, it probably does not qualify for either mechanism, and eviction would have to follow the ordinary route instead.
• Once any eviction process ends, it is also worth reviewing deposit return and the property’s condition; see repairs in a rented home.

What to do if this applies to you

Whether you are a landlord or a tenant, since this page could not fully verify every procedural detail, the safest step is to seek guidance from a lawyer who specializes in rental matters before starting or responding to a process of this kind.