During the lease period, a tenant suddenly becomes unreachable.
Messages go unanswered, and phone calls are not returned.
A landlord may understandably begin to worry:
Has something happened to the tenant?
Are they no longer living there?
If something has happened, what should the landlord do?
Is it permissible to enter the unit to check?
Could doing so instead violate the law?
This situation is not uncommon in practice and often places landlords in a difficult position: wanting to confirm safety while fearing crossing legal boundaries.
First, do not panic.
A tenant becoming uncontactable does not necessarily mean something has happened;
nor does it mean a landlord may immediately take action.
The key lies in what needs to be addressed next.
In fact, the law has already established mechanisms for situations involving notifications and inability to contact the other party.
This article discusses loss of contact only and does not presume any other circumstances.
If the situation involves unpaid rent combined with loss of contact, a separate article has addressed that issue and may be consulted.
What Does the Law Say?
Consumer Protection Act, Article 17, Paragraph 5:
“Matters that the central competent authority has publicly announced must be included shall, even if not recorded in a standard form contract, still constitute part of the contract.”
✨ Plain explanation: Matters required by the government to be included remain part of the contract even if omitted.
In other words, essential protections in the standard lease remain effective even if not expressly written.
⚖️ Legal Source: Consumer Protection Act Article 17 – Law.moj.gov.tw
Mandatory Provisions to be Included in and Prohibitory Provisions of the Standard Form Rental Housing Contract, Article 20:
“Unless otherwise agreed in this contract, notifications between the parties to the lease made by mail shall be based on the address recorded in this contract.
If, due to a change of address not notified to the other party, the notification cannot be delivered, the date of the first mailing shall be presumed to be the date of delivery.
Notifications referred to in the preceding paragraph may, upon agreement by both parties, be made via e-mail address, mobile text message, or instant messaging in a text display format.”
✨ Plain explanation: When formal notice is required (such as a demand or legal notice), sending it to the address stated in the lease may carry legal effect.
Even if the tenant does not actually receive the mail, it may still be deemed delivered if the tenant failed to notify a change of address.
⚖️ Legal Source: Ministry of the Interior – Residential Lease Standard Contract Regulations
Mandatory Provisions to be Included in and Prohibitory Provisions of the Standard Form Rental Housing Contract, Article 23:
“This contract shall record the parties and their basic information:
(1) The tenant’s name (or name of entity), unified identification number (identification document number), household registration address (business registration address), mailing address, and contact telephone number.”
✨ Plain explanation: The government requires complete contact information in lease agreements to prevent situations where parties cannot be reached.
These details serve an important function when formal notification becomes necessary.
⚖️ Legal Source: Ministry of the Interior – Residential Lease Standard Contract Regulations
Being Uncontactable ≠ A Problem Has Occurred
There are many reasons why a tenant may be unreachable, including:
- Changing phone numbers
- Traveling abroad or on business trips
- Work obligations and delayed responses
- Simply not wishing to be disturbed 😅
Therefore, lack of contact alone does not justify assuming an accident or breach.
Tenants are not obligated to report daily life updates to landlords. As long as the lease is not violated, landlords need not overinterpret unread messages.
When Is Formal Notice Necessary?
If legal action or formal communication is required, such as:
- Demanding payment of rent
- Notifying repair matters
- Requesting performance of contractual obligations
- Notifying termination of the lease
Telephone calls or messaging apps should not be relied upon. Notice should be delivered according to the lease agreement.
👉 If email or text notification is agreed upon, follow that method.
👉 If not, send written notice to the address stated in the lease.
Even if the tenant does not actually receive the mail, if notice is sent to the contractual address and no change of address was reported, it may still be legally deemed delivered.
Proper Understanding for Landlords
A lease relationship is fundamentally a contractual relationship, not a familial or guardianship relationship.
Tenants are not obligated to remain continuously reachable or to report their activities. Lack of contact does not constitute breach or abnormal conduct.
What matters is whether, when required, formal notice can be properly delivered using the contact information stated in the lease.
🦖Related Read: What Should Landlords Do When a Tenant Moves Out of a Rental Property but Household or Company Registration Is Not Removed?
🌿Related Read: Can a Landlord Enter a Tenant’s Room for Inspection or Evidence Collection in Taiwan?
🚶♂️Related Read: Tenant Not Paying Rent in Taiwan?
🚙Related Read: What Should a Landlord Do If a Tenant Refuses to Move Out After the Lease Ends in Taiwan?
Conclusion
A tenant becoming uncontactable does not, by itself, mean a problem has occurred, nor does it authorize immediate action by the landlord. In practice, inability to reach a tenant is common and may arise from entirely ordinary reasons.
Rather than speculating anxiously, landlords should return to the lease agreement and legal procedures. When formal notice or demands are required, sending written notice according to the lease terms and applicable law may produce legal effect.
Remaining calm and acting in accordance with the law better protects one’s rights and helps avoid unnecessary legal risk arising from misjudgment.
