25 Del. C. ch. 53 § 5316
Protection for victims of domestic abuse, sexual offenses and/or stalking
Operative Text
(a) A landlord may not pursue any action for summary possession, demand any increase in rent, decrease any services, or otherwise cause any tenant to quit a rental unit where said tenant is a victim of domestic abuse, sexual offenses, or stalking, and where said tenant has obtained or has sought assistance for domestic abuse, sexual offenses, or stalking from any court, police, medical emergency, domestic violence, or sexual offenses program or service. (b) If the tenant proves that the landlord instituted any of the actions prohibited by subsection (a) of this section, above, within 90 days of any incident in which the tenant was a victim of domestic abuse, sexual offenses and/or stalking, it shall be a rebuttable presumption that said action is in violation of subsection (a) of this section, above. (c) A landlord may rebut the presumption that the prohibited action is in violation of subsection (a) of this section, above, if: (1) The landlord is seeking to recover possession of the rental unit on the basis of an appropriate notice to terminate which was given to the tenant prior to the incident of domestic abuse, sexual offenses, or stalking; (2) The landlord seeks in good faith to recover possession of the rental unit for immediate use as the landlord’s own residence; (3) The landlord seeks in good faith to recover possession of the rental unit for the purpose of substantially altering, remodeling or demolishing the premises; (4) The landlord seeks in good faith to recover possession of the rental unit for the purpose of immediately terminating, for at least 6 months, use of the premises as a rental unit; (5) The landlord has in good faith contracted to sell the property and the contract of sale contains a representation from the purchaser confirming that purchaser’s intent to use the property in consistency with paragraphs (2), (3) or (4) of this subsection; (6) The landlord has become liable for a substantial increase in property taxes or a substantial increase in other maintenance or operating costs, and such liability occurred not less than 4 months prior to the demand for the increase in rent, and the increase in rent does not exceed the prorata portion of the net increase in taxes or cost; (7) The landlord has completed a substantial capital improvement of the rental unit or the property of which it is a part, not less than 4 months prior to the demand for increased rent, and such increase in rent does not exceed the amount which may be claimed for federal income tax purposes as a straight-line depreciation of the improvement, prorated among the rental units benefited by the improvement; (8) The landlord can establish, by competent evidence, that the rent now demanded of the tenant does not exceed the rent charged other tenants of similar rental units in the same complex; (9) The landlord can establish, by competent evidence, that the domestic abuse, sexual assault and/or stalking constitutes a viable and substantial risk of serious physical injury to a tenant who currently resides in another unit of the same multi-unit building as the domestic violence, sexual assault or stalking victim; or (10) The landlord, after being given notice that the tenant is a victim of “domestic abuse,” “sexual offenses,” or “stalking” as defined in § 5141 of this title, discontinues those actions prohibited by subsection (a) of this section, above. (d) A tenant who is otherwise delinquent in the payment of rent may not take advantage of the protection provided in this section.
Under 25 Del. C. ch. 53 § 5316, a landlord is prohibited from pursuing eviction, raising rent, reducing services, or otherwise pressuring a tenant to leave when that tenant is a victim of domestic abuse, sexual offenses, or stalking and has sought help from a court, police, medical, or victim-services program. If a landlord takes any of those prohibited actions within 90 days of a qualifying incident, the law presumes the action is retaliatory or discriminatory, though the landlord may rebut that presumption under a specific list of circumstances. Importantly, a tenant who is already behind on rent cannot invoke these protections.
Plain English — not legal advice.
Property owners and managers operating under 25 Del. C. ch. 53 § 5316 generally ensure that any eviction notice, rent increase, or service reduction affecting a tenant known to be a domestic-abuse, sexual-offense, or stalking victim is grounded in one of the statute's enumerated exceptions—such as a pre-existing termination notice, a bona fide intent to occupy or redevelop the unit, documented cost increases, or a comparable-rent justification. Compliant operators typically maintain clear records showing that any adverse action was initiated before or independently of any qualifying incident, and that it falls squarely within the rebuttal grounds listed in the provision. Because the 90-day window triggers a rebuttable presumption of violation, careful documentation of the timing and basis for any landlord action is a standard practice.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Section 5316 of Title 25 of the Delaware Code gives tenants who are victims of domestic abuse, sexual offenses, or stalking a legal shield against eviction, rent hikes, and service reductions, provided they have sought help from a qualifying program or authority. If a landlord takes one of those adverse actions within 90 days of a qualifying incident, the law presumes the action is improper, and tenants may raise this presumption as a defense in a summary-possession proceeding or other legal action. Tenants who believe their rights under § 5316 have been violated may consider contacting a local domestic violence organization, a tenant-rights group, or the Delaware courts for information about available remedies and enforcement paths.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated October 22, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
Effective Timeline
References In
Rules and statutes that cite this regulation