Fill in the details once to get a print-ready Malaysian residential tenancy agreement with correct deposits, clauses, and schedule. Only the cover and schedule change between agreements.
Max 36 months. Terms above 3 years are leases, which must be registered under the National Land Code.
Landlord Details
Required
Required
Adds a second landlord (e.g. joint owner) with their own signing block.
Required
Required
Bank Account for Rent Payment
Tenant Details
Required
Required
Adds a second tenant with their own signing block. Tenant obligations are joint and several.
Required
Required
Property
Required
Financial Terms
Required
Paid by tenant upon signing. Non-refundable.
Estimated Stamp Duty (payable by tenant)—
Property & Tenancy Terms
Adds clause: tenant services every 6 months; major repairs (wear & tear) on landlord.
Adds "Landlord / Tenant Initials" lines to the footer of every printed page. Works when printing from Chrome or Edge; other browsers may omit the footer.
Special Conditions (optional)
Witnesses (optional; can be filled in by hand at signing)
Summary
1st Month Rent—
Security Deposit—
Utility Deposit—
Preparation Fee—
Total Due at Signing—
Tenancy Period—
Commences—
Terminates—
By generating this agreement, you agree to our .
Terms & Conditions (For Reference Only)
This tool generates a standard residential tenancy agreement based on common Malaysian practice. It is provided free of charge for reference purposes only.
Not legal advice. Rai & Co. recommends having a qualified solicitor review and stamp the agreement via LHDN. This document does not constitute legal advice, and Rai & Co. accepts no liability for its use.
Data collection. Details submitted through this form may be collected and used by Rai & Co. for internal analytics and service improvement purposes.
Marketing communications. By generating this agreement, you also consent to receiving occasional property management tips, market updates, and service information from Rai & Co. You may unsubscribe at any time by contacting us at hello@raico.com.my.
For reference only.
This generator produces a standard residential agreement based on Malaysian practice. Rai & Co. recommends having a qualified solicitor review and stamp the agreement via LHDN. Legal fees & stamp duty are payable by the tenant.
Tenancy Agreement: Preview
FAQ
Common Questions About Malaysian Tenancy Agreements
Yes, a written tenancy agreement is a valid and enforceable contract under Malaysian law. To have full legal standing, it should be stamped at an LHDN office. An unstamped agreement is still binding between the parties but cannot be admitted as evidence in court without first paying the stamp duty and a penalty.
Stamping is not mandatory for the agreement to be legally binding, but it is strongly recommended. A stamped agreement is admissible as evidence in court and gives you clear legal footing in any dispute. Stamp duty is payable at any LHDN office and is typically borne by the tenant.
Stamp duty is calculated at RM1 per RM250 (or part thereof) of the annual rent above RM2,400, for tenancies of 1 year or less. For tenancies over 1 year and up to 3 years the rate doubles (RM2 per RM250). For example, a tenancy at RM1,500/month for 1 year: annual rent = RM18,000; amount above RM2,400 = RM15,600; stamp duty = RM63. The tenant typically pays stamp duty as stated in Section 6.09 of this agreement.
No. Section 3.01 of this agreement explicitly prohibits using the security deposit to offset any rent, even after a notice to vacate has been given. The security deposit exists solely as security for the landlord against damage, unpaid utilities, or breach of covenants. Using it as rent leaves the landlord with no recourse for any outstanding obligations at handover.
The landlord may deduct costs for damage beyond fair wear and tear, unpaid rent, outstanding utility bills left unsettled at handover, costs of deep-cleaning if the property is not returned in good condition, and expenses for any minor repairs the tenant failed to carry out after written notice. Normal aging of the property (fading paint, worn door handles, aged flooring) cannot be charged to the tenant under Section 4.04.
Under Section 3.01, the landlord must refund the deposit (less any lawful deductions) within 21 working days from the date the tenancy expires or ends, provided the tenant has delivered vacant possession and provided proof that all outstanding utility bills have been settled. Failure to refund within this window entitles the tenant to pursue recovery through the Tribunal for Consumer Claims Malaysia (for amounts up to RM50,000).
No, except in emergencies. Section 4.03 requires the landlord to give reasonable prior notice before entering to inspect the property, and entry must be at reasonable times during working hours. Entering without notice (outside of genuine emergencies such as burst pipes or fire) constitutes a breach of the tenant's right to quiet enjoyment under Section 5.02.
This agreement uses a cost-based split under Section 4.05. The tenant covers minor repairs and day-to-day maintenance where the cost per item is RM250 or less, such as lightbulbs, tap washers, and routine air-conditioning servicing. The landlord bears costs above RM250 per item, and all structural repairs (roofing, concealed wiring, main plumbing), provided the damage was not caused by the tenant's negligence or misuse.
Under Section 6.06 of this agreement, the tenant must give not less than two (2) months' written notice. Upon expiry of the notice and delivery of vacant possession, the security deposit is forfeited as liquidated damages; the tenant is not liable for rent beyond the end of the notice period. This is fairer than clauses that hold the tenant liable for all remaining rent for the unexpired term.
No, the monthly rent is fixed for the full term of the tenancy as stated in the Schedule. The landlord cannot unilaterally increase the rent during the tenancy period. Any rent revision can only take effect at renewal, and only if both parties agree. If the agreement includes an option to renew, the new rental at renewal is subject to mutual agreement and shall not be less than the prevailing market rate.
The utility deposit (typically 0.5–1 month's rent) is held by the landlord as security against unpaid electricity, water, and other utility bills at the end of the tenancy. It is refundable, but only after the tenant submits the latest utility receipts confirming all outstanding bills have been fully settled. If utilities are in arrears at handover, the landlord will deduct the outstanding amount before refunding the balance.
Under Section 6.02, all notices must be in writing. Notices to the tenant are served by leaving them at or sending them by registered post to the tenanted property. Notices to the landlord are sent to the landlord's address as stated in Part 2 of the Schedule. Notices sent by registered post are deemed delivered in the ordinary course of post. Verbal notices, WhatsApp messages, or emails are not sufficient on their own for formal legal notices.
No, not without the landlord's prior written consent. Section 4.09 prohibits the tenant from subletting, assigning, or parting with possession of the property (or any part of it) to any person or corporation. This includes listing the property on short-term rental platforms such as Airbnb. Breaching this covenant entitles the landlord to terminate the tenancy and re-enter the premises.
In Malaysian law, a tenancy is typically an agreement for 3 years or less and does not need to be registered with the land registry. A lease is for more than 3 years and must be registered under the National Land Code to be enforceable against third parties. Most residential agreements are tenancies. This generator produces a standard tenancy agreement suitable for durations of up to 3 years.
Not for a straightforward residential tenancy. This generator produces a standard agreement suitable for most residential rentals in Malaysia. However, Rai & Co. recommends having a solicitor review and stamp the agreement for high-value properties, complex arrangements (e.g. commercial use, sub-sales, long fixed-term leases), or where there are unusual special conditions. Legal fees for tenancy agreements in Malaysia are modest, typically RM150–RM500 depending on the solicitor and rental value.