Residential rent agreement format

Need a rent agreement format? This page explains when you need it, what it must contain and how to make it valid, step by step. You can also get CIVL’s ready-to-use rent agreement format as an editable Word file and PDF.

Read the full guide: Rent agreement registration and stamp duty: a complete guide

Free tool: make HRA rent receipts in a minute with the rent receipt generator.

Related guide: Tenant eviction in India: the legal process for landlords

What is a residential rent agreement?

A residential rent agreement (also called a lease or a leave and licence agreement) records who is renting, which property, for how long, the rent, the security deposit and the rules both sides must follow. It protects both of you if there is a dispute about rent, repairs, deposit or vacating.

Under Section 17 of the Registration Act, 1908, a lease for more than one year, or from year to year, must be registered at the Sub-Registrar’s office. An unregistered document that should have been registered cannot be used as evidence of the lease (Section 49). That is why most short-term rentals use an 11-month agreement. Some states go further: Maharashtra, for example, requires every leave and licence agreement to be registered, which can be done online.

When you need it

• You are renting out a house, flat or room, or taking one on rent.
• You need address proof for a bank account, gas connection, school admission or passport.
• The police or your housing society asks for tenant verification.
• You are renewing a tenancy after the earlier agreement has expired.
• You want a clear record of the security deposit and when it will be returned.

Stamp duty, notarisation and registration

Requirement	What applies	Notes
Stamp paper / e-stamp	Required	Value depends on your state, the rent and the deposit. Buy an e-stamp where available.
Notarisation	Optional	Common for 11-month agreements but not required by law.
Registration	Required for more than 1 year	Registration at the Sub-Registrar; some states (such as Maharashtra) require it for all terms.
Witnesses	Two (recommended)	Needed if you register the agreement.

Stamp duty and registration rules differ from state to state. Check the rate for your state on the official stamp and registration portal before you buy stamp paper.

What the residential rent agreement must contain

• Names, addresses and ID details of the landlord and every tenant.
• Full address and description of the property, including fittings and furniture provided.
• Start date, term (for example 11 months) and the notice period for either side to end it.
• Monthly rent, due date, mode of payment and the rent increase on renewal.
• Security deposit amount and when and how it will be refunded.
• Who pays electricity, water, maintenance and property tax.
• Repairs: minor repairs by the tenant, structural repairs by the landlord.
• Use of the property (residential only), subletting rules, pets, and the landlord’s right to inspect with notice.
• Signatures of both parties and two witnesses, with the date and place.

How to make it valid: step by step

1. Agree the terms. Settle the rent, deposit, term, notice period and who pays which bills before you write anything.
2. Fill in the format. Enter the details exactly as on ID proofs. Attach an inventory of furniture and fittings.
3. Buy stamp paper or an e-stamp. Pay the stamp duty your state charges. The agreement is printed on it, or the e-stamp certificate is attached as the first page.
4. Sign with witnesses. Landlord and tenant sign every page in front of two witnesses.
5. Register or notarise. Register at the Sub-Registrar if the term is over one year or your state requires it. Otherwise many people get it notarised.
6. Do police verification. Many cities require tenant verification with the local police; submit the form with ID copies. Keep a copy of the agreement each.

Common mistakes to avoid

• Long term without registration. A 2- or 3-year lease that is not registered cannot be used as proof of the lease terms in court.
• No clause on the deposit. Write the deposit amount, permitted deductions and the refund timeline clearly.
• Missing tenant names. Every adult tenant should be a party, not just one of them.
• Cash rent with no receipts. Pay by bank transfer or UPI, or take signed receipts.
• Skipping the inventory. Without a list of furniture and condition, deposit disputes are hard to settle.

Frequently asked questions

Why are rent agreements made for 11 months?

Because a lease of more than one year must be registered under Section 17 of the Registration Act, 1908. An 11-month term avoids compulsory registration in most states, though some states (such as Maharashtra) require registration anyway.

Is a notarised rent agreement valid?

Yes, as a contract between the parties. Notarisation only shows that the signatures were made before a notary; it is not a substitute for registration where registration is compulsory.

How much stamp duty is payable on a rent agreement?

It depends on the state and usually on the rent, deposit and term. Check your state’s stamp duty schedule or e-stamp portal.

How much security deposit can a landlord take?

There is no single national limit. The Model Tenancy Act, 2021 suggests a cap of two months’ rent for residential property, but it applies only in states that have adopted it.

Can the agreement be signed online?

Many states offer e-stamping and some offer online registration. Electronic signatures are valid for most contracts, but registered documents follow the state registration process.

Where can I get a ready-to-use rent agreement format?

CIVL’s rent agreement format comes as an editable Word file and a print-ready PDF, with notes on filling every blank and checking your state’s rules. Use the button above to be told when it is available.

Official sources

• Registration Act, 1908, Sections 17 and 49 (India Code)
• Indian Stamp Act, 1899 (India Code)
• Transfer of Property Act, 1882, Section 105 onwards: leases (India Code)
• SHCIL e-stamping portal