Rental agreement basics for Bangalore flats

Why most home rentals are for 11 months

Leases of more than a year generally have to be registered, which adds cost and paperwork. That is why many residential rentals in Bangalore use an 11-month agreement that can be renewed. Rules and fees change, so before you sign, confirm the current requirements with a lawyer or the sub-registrar's office.

The clauses every agreement should have

• Parties and property: the full names of the owner and every adult tenant, and the exact address and floor of the flat.
• Term and renewal: the start and end dates, and how renewal works.
• Rent: the amount, the due date each month and how it is paid.
• Rent increase: how much the rent goes up on renewal, or how the increase is decided.
• Security deposit: the amount, the receipt, and the rules for returning it (see below).
• Lock-in and notice: how long neither side can leave, and how much written notice is needed afterwards.
• Maintenance and repairs: who pays for what, and who the tenant calls when something breaks.
• Bills and charges: who pays electricity, water, gas, internet and any building maintenance charge.
• Use and occupants: that the flat is for residence, who may live there, and whether subletting is allowed.
• Owner's entry: when and with how much notice the owner may inspect the flat.
• Early exit: what happens if either side ends the agreement before the term is over.
• Handover: an inventory of fittings and furniture, and the condition of the flat on the first day.

Security deposit: be precise

Deposit disagreements are among the most common rental disputes, and they nearly always come from vague wording. Write down the amount, the date by which the deposit will be returned after the keys are handed back, what may be deducted (unpaid rent, unpaid bills and damage beyond normal wear) and how the tenant will be told about any deduction. Return the balance by bank transfer, with a written note of any deduction.

Stamp duty and registration

A rental agreement normally has to be on stamp paper of the right value, and some agreements must also be registered. The amounts depend on the rent, the deposit and the term under the rules in force in Karnataka, so check them before you sign rather than relying on what a broker, owner or tenant tells you.

Mistakes to avoid

• Relying on verbal promises. If it matters, it belongs in the agreement.
• Signing with blank spaces or pages that have not been initialled.
• Leaving repairs vague, so that nobody knows who pays for a leaking tap.
• Skipping the inventory and the move-in photographs.
• Names on the agreement that differ from the names on the ID documents.

Renewal, rent increases and notice

Decide at the start how renewal will work. Many agreements say the rent rises by a fixed percentage at renewal, and writing that figure in avoids a negotiation a year later. Say how many days of written notice each side must give, and whether notice has to be given by email, by letter or on paper. If the tenant leaves early, the agreement should say what happens to the rent for the notice period and to the deposit, so neither side is guessing.

What both sides should keep

A signed copy of the agreement, every rent and deposit receipt, the inventory, the move-in photographs and the written notice of any exit. Keep them until the deposit has been returned and the matter is closed.

Agreements in RentRo-managed homes

In flats managed by RentRo, the rental agreement is prepared and signed as part of onboarding, and the one-time onboarding fee covers it. The tenant terms summarise the main conditions. If you are looking for a home, our guide to renting without a broker walks through the whole process, and owners can read the tenant screening checklist.

This guide is general information, not legal advice. Have a lawyer check any agreement before you sign it.