The 575-Day Rule: How Showing 'Willingness to Sign' Blocked an Eviction Order

One of the least-known provisions in the TN Tenancy Act 2017 is the 575-day transition window — and one of the most consequential. For landlords who assumed they could demand a written agreement and immediately file for eviction if refused, this provision was a rude awakening.

The Madras High Court's 2023 ruling that brought this rule to wider attention blocked an eviction order that had been granted by two lower courts. The reason: the landlord had not waited out the 575-day window, and the tenant had shown genuine willingness to sign.

What the 575-Day Rule Actually Says

When the TN Tenancy Act came into force in February 2019, parties with existing oral or informal tenancies were given a mandatory grace period of 575 days to formalise their arrangements. During this window, a landlord cannot file for eviction solely on the ground of non-execution of a written agreement — especially if the tenant has shown readiness and willingness to sign.

Even after the window expires, if a tenant expresses willingness to formalise the tenancy, courts have sometimes interpreted this favourably for tenants, requiring both parties to execute a fresh lease rather than ordering immediate eviction.

What Happened in the Top Kapi Case

In the Partners of Top Kapi case, the Rent Court and Appellate Court had ordered eviction. The tenant had contacted the Revenue Divisional Officer expressing willingness to sign. The Madras High Court found this sufficient to demonstrate "readiness and willingness" — blocking the eviction and directing both parties to execute a fresh lease within one year. The landlord's three-court journey ended with a direction to negotiate.

The Lesson

The 575-day rule was designed to protect tenants during the transition to the new written- agreement regime. For landlords, it means: if you had an oral tenancy before 2019 and want to formalise it now, you need to follow the correct procedural steps — and if the tenant shows any willingness to sign, courts will likely require negotiation before eviction.

The only certain path to fast-track eviction rights is a properly executed and registered rental agreement in Tamil Nadu from the start of the tenancy — before any dispute arises.

Related Cases

• 40-Year Oral Tenancy in Chennai: The Full Story →
• No Written Agreement, No Fast Eviction: The 2022 Landmark Ruling →