Rent agreements in India: why 11 months, and what to check
A rent agreement is the one document that settles arguments about deposits, repairs and notice periods before they start. Here's what you need to know as a tenant or an owner.
Why are most agreements for 11 months?
Under India's Registration Act, a lease longer than 12 months generally has to be registered at the sub-registrar's office, which involves stamp duty and registration fees. An agreement of 11 months usually doesn't have to be registered, so it's quicker and cheaper to make. It's then renewed if both sides want to continue.
Rules and stamp duty rates are set by each state, so check what applies where the property is. When in doubt, ask a lawyer or a registered document service.
What a good agreement contains
- Names and addresses of the owner and tenant, with ID details
- Property address and what's being rented: a room, a whole flat, a shared space
- Monthly rent, the due date, and how it's paid
- Security deposit: the amount, and the conditions and timeline for refunding it
- Duration and lock-in period, if any
- Notice period for either side to end the agreement (one month is common)
- Maintenance and utilities: who pays electricity, water, society maintenance
- Repairs: what the owner fixes and what the tenant fixes
- Rent increase at renewal, if agreed in advance (often 5–10%)
- House rules that matter to you: guests, pets, cooking
- Signatures of both parties and two witnesses
Clauses to read twice
- Deposit deductions. "Normal wear and tear" should not be deducted. Painting charges should be agreed upfront.
- Lock-in penalties. If you leave during a lock-in, what exactly do you lose?
- Owner visits. Reasonable notice before the owner enters the property.
Don't skip tenant verification
Many cities ask owners to submit tenant details to the local police. It's quick, usually online, and protects both of you.
Need one made? RentoRooms can prepare your rent agreement on stamp paper and deliver it to your door. Request one here.