Argentina's New Rental Law: Just Three Days to Pay Rent or Face Eviction

The Argentine government is pushing forward with a controversial reform of the private property law, which includes a drastic reduction in the time tenants have to pay overdue rent. The proposed legislation, currently under debate in the Senate, seeks to shorten the mandatory notice period for housing rental defaults from the current 10 days to a mere three business days.

This measure is part of a larger package designed to expedite eviction processes and streamline conflict resolution related to property disputes. Under the current Civil and Commercial Code, landlords must typically wait up to two months before issuing a formal notice to pay, unless a different period is stipulated in the contract. However, the proposed reform would compel tenants to settle their debt within three days of receiving this notice, significantly accelerating the path to potential eviction.

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From the Chamber, we do not agree that the period should be only three days; it is very little. It should be left as it is (10 days).

The proposed change has ignited fierce debate. Enrique Abatti, president of the Chamber of Property Owners of the Argentine Republic, expressed disagreement, arguing that three days is insufficient and that the current 10-day period should be maintained. Conversely, Gervasio Muñoz, a representative from Inquilinos Agrupados (United Tenants), voiced strong opposition, criticizing the government's intent to allow for immediate eviction if a family is even three days late on rent.

Beyond the notice period for rent payment, the reform also aims to channel all eviction processes—whether due to non-payment, contract expiration, or unauthorized occupation—through a "juicio sumarísimo" (summary judgment) procedure. This is the fastest track within the Argentine judicial system. The proposed changes would amend articles in both the National Civil and Commercial Procedure Code, applicable in Buenos Aires, and the National Civil and Commercial Code, which has nationwide jurisdiction. From the perspective of tenant rights organizations in Argentina, this reform represents a significant blow, potentially leaving vulnerable families with minimal recourse and drastically shortening their ability to rectify payment issues before facing displacement.

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The government wants a law to be voted on where if the tenant family is three days late in paying the rent, they are immediately evicted.