Why are most Indian rental agreements 11 months?

Under the Registration Act, 1908, rental agreements of 12 months or longer must be compulsorily registered (with stamp duty + registration fees). 11-month agreements bypass mandatory registration, which is why they're the de-facto standard in India.

Do flatmates sharing a flat need a separate agreement?

Ideally yes. The primary lease is between landlord and head tenant. A side flatmate agreement between flatmates (covering rent split, deposit, utilities, notice) prevents disputes when one moves out. The template below covers both formats.

Who pays for the rental agreement registration?

By convention in India, the tenant pays stamp duty and registration. But this is negotiable and varies by city — in some areas the cost is split 50/50. Specify in the agreement itself.

Free Rental Agreement Template — India

Q: Is a notarised rental agreement legally valid?

A notarised agreement on stamp paper is generally valid as evidence in court but is weaker than a registered agreement. For 11-month tenancies, notarised + stamp paper is the common practice. For longer tenancies, registration is required.

Q: How much stamp duty for a rental agreement in India?

Stamp duty varies by state. Karnataka ~0.5% of annual rent (₹500 minimum), Maharashtra 0.25% of annual rent, Delhi ₹100-500 typical, Telangana 0.5%. Always check your state's stamp office or sub-registrar website for current rates.

Copy-paste-ready 11-month rental agreement format. Covers rent, security deposit, notice period, maintenance, utilities, eviction. Works for whole-flat rentals AND room-in-shared-flat setups. Plus stamp duty, notarisation, and registration guide.

Jump to template ↓

⚠️ Important — read this first. This template is provided as a general reference for India. It is NOT legal advice. State laws vary (Karnataka, Maharashtra, Tamil Nadu, Delhi all have different stamp duty / registration rules), and complex situations (commercial use, shop+office, NRI landlord, foreign tenant) need a lawyer. For standard residential rentals under 11 months, the template below is widely used and has held up in most consumer disputes — but always notarise on appropriate stamp paper for your state.

Why 11 months and not 12?

Under the Registration Act, 1908, any rental agreement of 12 months or longer must be compulsorily registered with the sub-registrar — which means paying stamp duty (0.25-1% of annual rent depending on state) plus registration fees. 11-month agreements bypass this and only require stamp paper + notarisation, which is faster and cheaper. The trade-off: 11-month agreements are slightly weaker in court than registered agreements, but for normal tenant-landlord situations they're widely accepted as evidence.

If you're planning to stay 2+ years, you can either (a) sign 11-month agreements back-to-back, or (b) register the agreement for the full term. Most Indian landlords prefer (a) because it lets them revisit rent annually.

What every rental agreement must include

Full names + addresses of landlord and tenant(s) — with parents' names + Aadhaar/PAN (mask middle digits for privacy)
Property description — full address, BHK/sqft, furnished/unfurnished, attached parking, society name
Rent amount + payment date (e.g. "by 5th of each English calendar month") + mode (UPI/bank transfer recommended; cash creates disputes)
Security deposit — amount, refundable/non-refundable split, refund timeline (30-60 days post-vacate is standard), permissible deductions (damages, unpaid bills)
Tenancy duration + start date
Notice period for either side to terminate (1 month is Indian default)
Utility responsibility — who pays electricity, water, internet, gas, maintenance
Maintenance + repairs — minor repairs (< ₹1500) usually tenant, major repairs landlord
Use restrictions — residential only, no subletting without consent, no illegal activity, no commercial use
Renewal terms — auto-renew or fresh agreement; rent escalation (typically 5-10%/year)
Dispute resolution — jurisdiction (which city's courts), arbitration clause
Signatures + 2 witnesses, both sides' photos pasted on stamp paper

The template — copy and adapt

Fill in the PINK BLANKS. Print on appropriate-value stamp paper for your state (₹100-500 typical), get two witnesses to sign, and notarise at any local notary (₹100-300 in most cities).

RENTAL AGREEMENT This Rental Agreement ("Agreement") is made and executed on this [DD/MM/YYYY] at [CITY, STATE] between: LANDLORD ("Landlord"): Mr./Ms. [FULL NAME], S/o or D/o [PARENT NAME], aged [AGE] years, residing at [FULL ADDRESS], PAN: [MASKED PAN] Aadhaar (last 4): XXXX-XXXX-[LAST 4] AND TENANT ("Tenant"): Mr./Ms. [FULL NAME], S/o or D/o [PARENT NAME], aged [AGE] years, permanent address: [FULL ADDRESS], PAN: [MASKED PAN] Aadhaar (last 4): XXXX-XXXX-[LAST 4] WHEREAS the Landlord is the lawful owner of the residential property described below ("Property"), and the Tenant has approached the Landlord to take the Property on rent for residential purposes only. The Landlord has agreed to let out the Property to the Tenant on the terms and conditions set out below. 1. PROPERTY The Landlord hereby lets out to the Tenant, the property at: [FULL PROPERTY ADDRESS, FLAT/HOUSE NO, FLOOR, SOCIETY, AREA, CITY, STATE, PINCODE] Type: [1BHK / 2BHK / 3BHK / SHARED ROOM] Furnishing: [FULLY FURNISHED / SEMI / UNFURNISHED] Approximate area: [SQFT] 2. DURATION The tenancy shall be for a period of 11 (eleven) months, commencing from [START DATE] and ending on [END DATE]. The Agreement may be renewed by mutual written consent of both parties on revised terms. 3. RENT The Tenant shall pay a monthly rent of Rs. [AMOUNT]/- (Rupees [AMOUNT IN WORDS] only) to the Landlord on or before the [5th / 7th / 10th] day of each English calendar month, via bank transfer / UPI to: Account Name: [LANDLORD NAME] Bank: [BANK] Account Number: [ACCOUNT NUMBER] IFSC: [IFSC] Late payment beyond 7 days from the due date shall attract a late fee of Rs. 100/- per day of delay. 4. SECURITY DEPOSIT The Tenant has paid to the Landlord an interest-free refundable security deposit of Rs. [AMOUNT, typically 2 months' rent]/- (Rupees [AMOUNT IN WORDS] only), the receipt whereof the Landlord hereby acknowledges. This deposit shall be refunded to the Tenant within 30 (thirty) days of vacating the Property, after deduction of any unpaid rent, utility bills, or documented damages beyond normal wear and tear. 5. UTILITIES & MAINTENANCE (a) Electricity, water, internet, gas and cooking fuel charges shall be borne by the [Tenant / Landlord] based on actual consumption / billing. (b) Monthly society maintenance of Rs. [AMOUNT]/- shall be borne by the [Tenant / Landlord]. (c) Major repairs (structural, plumbing, electrical wiring, major appliances) shall be borne by the Landlord. Minor repairs and consumables (bulbs, tubes, small plumbing fixtures, normal cleaning) shall be the Tenant's responsibility. 6. USE OF PROPERTY (a) The Property shall be used by the Tenant strictly for residential purposes only. Commercial use, manufacturing, or any unlawful activity is strictly prohibited. (b) The Tenant shall not sublet, assign, or part with possession of any portion of the Property to any third party without prior written consent of the Landlord. (c) The Tenant shall not make any structural alterations or permanent additions to the Property without prior written consent of the Landlord. (d) The Tenant shall keep the Property in good and tenantable condition and shall not cause any nuisance to neighbours. 7. NOTICE & TERMINATION (a) Either party may terminate this Agreement by giving 1 (one) month's prior written notice to the other party. (b) The Landlord may immediately terminate the Agreement and resume possession in case of: (i) default in rent payment for 2 consecutive months; (ii) breach of clause 6 by the Tenant; (iii) any unlawful activity on the Property. (c) On termination, the Tenant shall vacate the Property and hand over peaceful possession to the Landlord on or before the termination date. 8. RENEWAL & RENT ESCALATION This Agreement may be renewed for further periods of 11 months each by mutual consent. On renewal, the monthly rent shall increase by [5% / 8% / 10%], unless otherwise mutually agreed in writing. 9. INVENTORY The list of fixtures, furniture, fittings, and appliances handed over to the Tenant at the time of taking possession is attached as Annexure A to this Agreement. The Tenant shall return all items in the same condition (subject to normal wear and tear) at the time of vacating. 10. POLICE VERIFICATION The Tenant agrees to provide a copy of Aadhaar / PAN / passport, recent photograph, and the prescribed police verification form to enable the Landlord to comply with mandatory tenant verification requirements of the local police authority. 11. JURISDICTION This Agreement shall be governed by the laws of India. Any dispute arising out of or in connection with this Agreement shall be subject to the exclusive jurisdiction of the courts at [CITY]. 12. WITNESSES This Agreement is signed in the presence of two witnesses: WITNESS 1: WITNESS 2: Name: ________________ Name: ________________ Address: ________________ Address: ________________ Signature: ________________ Signature: ________________ IN WITNESS WHEREOF, the parties have signed this Agreement on the date first written above. LANDLORD TENANT _______________________ _______________________ (Signature + Photo) (Signature + Photo) Date: [DD/MM/YYYY] Date: [DD/MM/YYYY]

After you fill the template — what to do

Buy stamp paper of appropriate value at your state's e-stamp vendor or sub-registrar office. ₹100-500 covers most 11-month residential agreements; Karnataka and Maharashtra are higher.
Print the agreement on the stamp paper (or attach the stamp paper to the printed agreement — both are accepted in most states).
Both parties sign each page, with two witnesses also signing the last page.
Notarise at any local notary (₹100-300, takes 10 minutes). Notary stamps + signs + enters the agreement into their register.
Keep 2 originals — one with landlord, one with tenant. Scan and email both parties a PDF copy.
File tenant police verification at local station (or online portal in cities that have one) within 7 days of move-in. Mandatory in most metros.

Stamp duty + registration costs by state (approx 2026)

Karnataka (Bengaluru)

~0.5% of annual rent for 11-month notarised. ₹500 minimum. Registration optional unless 12mo+.

Maharashtra (Mumbai/Pune)

0.25% of annual rent + ₹1100 registration if 12mo+. 11-month notarised is ₹500-1000 typical.

Delhi NCR

₹100-500 stamp paper for 11-month. Registration ₹1100 if 12mo+ at sub-registrar.

Telangana (Hyderabad)

0.5% of annual rent. ₹500 minimum. Online registration via IGRS portal.

Tamil Nadu (Chennai)

1% of total rent (annual + deposit) for registered. ₹100-500 for 11-month notarised.

West Bengal (Kolkata)

Varies; check Directorate of Registration & Stamp Revenue (WB) website.

Always verify current rates with your state sub-registrar — these change in state budgets.

Additional clauses you might want to add

For shared flats (head tenant + flatmates)

If you're the head tenant on the master lease and you bring in flatmates separately, sign a side Flatmate Agreement with each flatmate. It should cover: rent split, deposit split, utility split, notice period (typically 30 days), and a clean exit clause (departing flatmate must find a replacement OR forfeit their deposit share).

For PG / paying guest setups

Add: meal inclusions (veg/non-veg/eggetarian), wifi inclusion, laundry, cleaning frequency, guest policy (especially overnight), curfew if any, breakage charges. PG agreements are typically simpler than full-flat rentals — 1 page often suffices.

For pet owners

Add an explicit pet clause stating pet type, additional deposit (typically 1 month rent), and tenant responsibility for any pet-related damages. Without this clause, landlords sometimes evict claiming "no pets was implied."

For NRI landlords

Add a clause designating a local Power of Attorney holder for repair decisions, lease renewals, and dispute handling. Otherwise every minor issue requires international back-and-forth.

FAQ

Why are most rental agreements in India 11 months?

The Registration Act, 1908 requires registration for tenancies of 12 months or longer. 11-month agreements bypass mandatory registration and just need stamp paper + notarisation. Most Indian landlords also prefer the 11-month format because it lets them revisit rent annually.

Is a notarised rental agreement legally valid?

Yes — for evidentiary purposes. It's weaker than a fully registered agreement in court, but for normal residential tenancies under 11 months it's the standard accepted practice across India.

How much stamp duty for a rental agreement in India?

Varies by state: Karnataka ~0.5% of annual rent (₹500 min), Maharashtra 0.25%, Delhi ₹100-500 typical, Telangana 0.5%. Check your state's sub-registrar or stamp office website for current rates.

Who pays for the stamp paper and notary?

By convention in India, the tenant pays. But this is negotiable and varies by city. Specify in the agreement itself to avoid disputes.

Do flatmates sharing a flat need separate agreements?

The master lease is between landlord and head tenant. A side flatmate agreement between flatmates (covering rent split, deposit, notice) prevents disputes when one moves out. We strongly recommend both.

Can I use this template for a PG?

Yes, with minor modifications — add meal/wifi/laundry inclusions and a guest policy clause. PG agreements are typically simpler than full-flat rentals.

What if my landlord refuses to give a written agreement?

Refuse to pay rent or deposit until you have one. A landlord unwilling to sign a written agreement is almost always trying to avoid tax liability or future tenant-protection laws. Walk away.

Now find a flatmate (or list your room)

Got your template ready and need a flatmate to sign it with? Bunkd is India's Tinder-style matching app for rooms and roommates. Swipe through phone-verified profiles in your area, match, chat, meet, sign. Free, no brokers.

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