Most arguments between tenants and owners are not about the law. They are about something nobody wrote down: who pays for the broken geyser, how much notice is enough, whether the rent goes up by 5% or 15% at renewal.
Your rental agreement is the rulebook for your tenancy. This guide covers what it should say, which rules come from the law, and what each side is normally responsible for.
The rent agreement is the rulebook
Never move in on a verbal promise. A written, signed agreement protects you as much as the owner, and it is also what your employer asks for when you claim HRA.
| Clause | What it should say | Watch out for |
|---|---|---|
| Rent and due date | The exact amount and the day it is due (for example, the 5th of every month) | Rent "plus maintenance" with no number for the maintenance |
| Security deposit | The amount, the refund date and what can be deducted | "Deductions as applicable" with no list |
| Lock-in period | The months during which neither side can end the agreement | A lock-in for you but not for the owner |
| Notice period | Usually 1 or 2 months, the same for both sides | Notice only accepted on the 1st of a month |
| Rent increase | The increase at renewal, often 5 to 10% | No cap, or an increase in the middle of the term |
| Maintenance and bills | Who pays society maintenance, electricity, water and internet | Water tanker costs not mentioned in an area that depends on tankers |
| Inventory | Every item in a furnished flat and its condition | No list at all, then a bill for a "missing" chair |
| Painting | A fixed amount, or none | One month's rent deducted automatically |
| House rules | Guests, pets, cooking, parking, in plain words | A rule you only find out about after moving in |
11-month agreement or registered agreement?
Under Indian law, a lease for more than a year has to be registered at the sub-registrar's office, which costs time and stamp duty. That is why most agreements in Bangalore are written for 11 months and renewed: they are printed on e-stamp paper, signed by both sides and often notarised, without registration.
- 11 months on e-stamp paper is the normal choice for a flat you plan to keep for a year or two. It is valid and enforceable.
- A registered agreement makes sense for a longer term, or when either side wants the strongest possible record.
- Renewal is a new agreement (or an addendum) with the new rent and dates. Do it before the old one ends, not after.
What tenants are responsible for
- Paying on time: rent, and the bills the agreement puts on you.
- Small repairs and upkeep: bulbs, tap washers, keeping drains clear, cleaning.
- Reporting problems early: a slow leak reported in week one is the owner's job; the same leak found as wall damage at move-out becomes an argument.
- Following society rules in an apartment complex: parking, visitors, move-in timings, garbage segregation.
- No changes without permission: no drilling, painting or new fittings unless the owner agrees, ideally in writing.
- Not subletting a room without the owner's written consent.
What owners are responsible for
- Handing over a liveable flat: working water supply, electricity, plumbing and doors that lock.
- Major and structural repairs: seepage, wiring faults, a dead geyser or water pump that was there when you moved in.
- Respecting your privacy: visits only with notice and at a reasonable time, unless it is an emergency.
- Giving receipts for rent and the deposit, and their PAN if your rent is more than ₹1 lakh a year (you need it for HRA).
- Refunding the deposit on the date and terms in the agreement.
When something goes wrong
- Put it in writing. A WhatsApp message or email with photos and the date.
- Point to the clause. Most disagreements end when someone reads the agreement.
- Talk to the society or association for building issues (water, lifts, parking).
- Send a legal notice through an advocate for money or eviction disputes, before going to court.
This guide is general information, not legal advice. For a serious dispute, talk to a lawyer.
Questions people ask
Can my owner increase the rent whenever they want?
Not during the agreement. The rent is what the agreement says until it ends. At renewal the owner can ask for more, which is why it helps to agree the renewal increase (often 5 to 10%) in the first agreement.
Is an 11-month notarised agreement legally valid?
Yes. An 11-month agreement on proper stamp paper, signed by both sides, is valid. Registration is required by law only for leases longer than a year.
Can the owner enter my flat without telling me?
They should give you notice and visit at a reasonable time, except in an emergency like a burst pipe. Put a line about visits in the agreement.
What notice period is normal in Bangalore?
One or two months, after any lock-in period. It should be the same for you and the owner.
Published 15 January 2025, last updated 3 October 2026. General information for renters, not legal advice. Spotted something out of date? Write to hello@flatscanner.ai.