Residential Rent Agreement (11 Months)
A balanced 11-month residential rent agreement with a deposit refund deadline, a clear repairs split, a two-way lock-in and capped renewal escalation.
A residential rent agreement records the terms on which a landlord lets a home to a tenant: rent, deposit, term, repairs and exit. You need one whenever you rent or let out a flat or house, even to someone you know.
What to watch when you use this
- The Registration Act, 1908 makes registration compulsory for leases from year to year, for a term exceeding one year or reserving a yearly rent. An 11-month term avoids this in most States, but not everywhere.
- Maharashtra requires every leave and licence or letting agreement to be in writing and registered under Section 55 of the Maharashtra Rent Control Act, 1999, whatever the term.
- Some States with newer rent laws, such as Tamil Nadu and Uttar Pradesh, require the tenancy to be intimated to a Rent Authority. Check what your State requires before you sign.
- There is no national cap on security deposits. The Model Tenancy Act, 2021 suggests two months' rent for residential premises, but it applies only in a State that has adopted it.
- Stamp duty is set by your State's stamp law. Pay it before or at the time of signing, because an unstamped agreement can run into admissibility problems if there is a dispute.
Stamping and registration. Stamp duty is a State subject, and an unstamped or insufficiently stamped instrument is generally inadmissible in evidence under Section 35 of the Indian Stamp Act, 1899 until the duty and penalty are paid. Registration requirements are separate and depend on the instrument and the State. Confirm both for your State before executing this document.
RESIDENTIAL RENT AGREEMENT
This Rent Agreement is made on [DATE] at [CITY] between:
[LANDLORD NAME], aged [AGE], residing at [ADDRESS], PAN [PAN] ("Landlord"); and
[TENANT NAME], aged [AGE], residing at [PERMANENT ADDRESS], PAN [PAN] ("Tenant").
The Landlord is the owner of the premises described below and has agreed to let them to the Tenant on the following terms.
1. PREMISES
The Landlord lets to the Tenant the residential premises at [FULL ADDRESS INCLUDING FLAT NUMBER, FLOOR, BUILDING, LOCALITY, CITY, PIN] ("Premises"), admeasuring approximately [AREA] square feet (carpet area), together with [NUMBER] parking space(s) and the fixtures and fittings listed in Schedule A.
2. TERM
This Agreement is for a period of eleven months, commencing on [START DATE] and ending on [END DATE].
3. RENT
3.1 The monthly rent is ₹[AMOUNT] (Rupees [AMOUNT IN WORDS] only), payable in advance on or before the [DAY] day of each month by bank transfer or UPI to the account in Schedule B.
3.2 The Landlord will issue a receipt, which may be electronic, for every payment received.
3.3 If rent is paid more than [NUMBER] days late, the Tenant will pay a late charge of ₹[AMOUNT] per day of delay, subject to a maximum of ₹[AMOUNT] for any one month.
4. SECURITY DEPOSIT
4.1 The Tenant has paid a refundable, interest-free security deposit of ₹[AMOUNT], equal to [NUMBER] months' rent, by [MODE AND REFERENCE NUMBER]. The Landlord acknowledges receipt.
4.2 The deposit will not be adjusted against rent during the term, unless both parties agree in writing.
4.3 The Landlord will refund the deposit within [NUMBER] days of the Tenant vacating and handing over the Premises with all keys, after deducting only: unpaid rent; unpaid utility and maintenance charges falling on the Tenant; and the reasonable cost of repairing damage caused by the Tenant, fair wear and tear excepted.
4.4 Any deduction will be explained in a written, itemised statement supported by bills or quotations.
5. CHARGES AND OUTGOINGS
5.1 Electricity, piped gas, internet and DTH charges for the term are payable by the Tenant as per actual meter readings and bills.
5.2 Water charges are payable by the [Tenant / Landlord].
5.3 Society maintenance charges are payable by the [Landlord / Tenant]. Property tax and any special levy, sinking fund or repair fund contribution are payable by the Landlord.
6. USE AND OCCUPATION
6.1 The Premises will be used only for residential purposes by the Tenant and the family members or occupants named in Schedule A.
6.2 The Tenant will follow the reasonable rules of the housing society or building and will not cause nuisance to neighbours.
7. REPAIRS AND MAINTENANCE
7.1 The Tenant will carry out minor day-to-day repairs, such as replacing bulbs, tap washers and fuses, and any single repair costing up to ₹[AMOUNT].
7.2 The Landlord will carry out structural repairs and repairs to plumbing lines, concealed electrical wiring, waterproofing and leakage, and to appliances supplied by the Landlord where the fault is not caused by the Tenant's misuse.
7.3 The Tenant will inform the Landlord in writing of any repair falling under clause 7.2. If the Landlord does not attend to an urgent repair within [NUMBER] days of notice, the Tenant may get it done and deduct the documented, reasonable cost from the next rent payment.
8. ENTRY BY THE LANDLORD
The Landlord or the Landlord's agent may enter the Premises for inspection or repairs at a reasonable time after giving at least [NUMBER] hours' prior notice. In an emergency, such as fire or water leakage, entry may be made without notice, and the Landlord will inform the Tenant promptly.
9. ALTERATIONS AND SUBLETTING
The Tenant will not make structural alterations, or sublet, assign or part with possession of the whole or any part of the Premises, without the Landlord's prior written consent. Non-structural fittings that can be removed without damage may be installed and removed by the Tenant at the end of the term.
10. LOCK-IN AND TERMINATION
10.1 Neither party may terminate this Agreement during the first [NUMBER] months ("Lock-in Period"), except for material breach. If either party terminates without cause during the Lock-in Period, that party will pay the other an amount equal to the rent for the unexpired part of the Lock-in Period.
10.2 After the Lock-in Period, either party may terminate this Agreement by giving [NUMBER] month(s)' written notice.
10.3 If the Tenant fails to pay rent for [NUMBER] consecutive months, or commits any other material breach, the Landlord may give written notice asking the Tenant to remedy it within [NUMBER] days. If it is not remedied, the Landlord may terminate this Agreement by written notice.
10.4 The Landlord will not cut off electricity or water supply, change the locks or remove the Tenant's belongings to recover possession. Possession will be recovered only in accordance with law.
11. HANDOVER
On expiry or termination, the Tenant will hand over the Premises in the condition in which they were received, fair wear and tear excepted, together with all keys and access cards. The parties will carry out a joint inspection and record its result in writing.
12. RENEWAL
This Agreement may be renewed by a fresh written agreement. Unless otherwise agreed, the rent on renewal will not increase by more than [PERCENTAGE]% over the rent last payable.
13. TENANT VERIFICATION AND COMPLIANCE
The Landlord will complete any tenant verification required by the local police, and the Tenant will provide the documents needed for it. Each party will comply with any registration or intimation requirement under the rent or registration law applicable in [STATE].
14. GOVERNING LAW AND JURISDICTION
This Agreement is governed by the laws of India, including the tenancy law in force in [STATE]. The courts at [CITY], or any Rent Authority or Rent Court constituted for the area, will have jurisdiction.
IN WITNESS WHEREOF the parties have signed this Agreement on the date first written above.
_______________________ _______________________
[LANDLORD NAME] [TENANT NAME]
Landlord Tenant
Witnesses:
1. Name: [NAME] Address: [ADDRESS] Signature: ____________
2. Name: [NAME] Address: [ADDRESS] Signature: ____________
SCHEDULE A: FIXTURES, FITTINGS AND OCCUPANTS
[List each fixture and appliance with its condition. Attach dated photographs signed by both parties. Name each permitted occupant.]
SCHEDULE B: PAYMENT DETAILS
Account name: [NAME] Bank: [BANK] Account number: [NUMBER] IFSC: [IFSC] UPI ID: [UPI ID]
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This free template is provided by ClauseAudit as general information, not legal advice, and using it does not create an advocate-client relationship. Replace every [BRACKETED] placeholder. Stamp duty and registration requirements vary by State and are your responsibility. Have the final document reviewed by a qualified advocate before use.When to use this template
- You are letting out a flat, house or floor for residential use for up to 11 months.
- You are a tenant and the landlord has no agreement ready, or offers a one-sided format.
- You are renewing an expired agreement and want the deposit refund and repairs terms recorded properly.
- You need a written agreement for address proof, police verification or a house rent allowance claim.
How to fill it in
- Fill in both parties' full names, addresses and PAN, and the complete address and carpet area of the Premises.
- Agree the rent, due date, deposit amount, lock-in period, notice period and the repair cost threshold in clause 7.1, and enter them.
- Walk through the Premises together, list every fixture and appliance in Schedule A with its condition, and take dated photographs.
- Check your State's stamp duty for rent agreements and buy stamp paper or pay e-stamp duty for the correct amount before signing.
- Both parties sign every page in the presence of two witnesses, who also sign with their names and addresses.
- If you are in Maharashtra, register the agreement with the Sub-Registrar (online registration is available). In other States, check whether registration or Rent Authority intimation is required.
- Each party keeps an original signed copy, and the landlord completes police verification of the tenant where required.
Key clauses explained
- Security deposit refund (clause 4)
- Deposit disputes are the most common rent quarrel. A fixed refund deadline and itemised deductions with bills leave little room for arbitrary withholding.
- Repairs split (clause 7)
- Splitting minor and structural repairs, with a self-help right if the landlord does not act, prevents a leaking roof turning into a month-long argument.
- Two-way lock-in (clause 10.1)
- A lock-in that binds only the tenant is common and unfair. Here both sides are bound and the compensation for breaking it is the same.
- No self-help eviction (clause 10.4)
- Cutting utilities or changing locks to force a tenant out is not a lawful way to recover possession. Saying so in writing discourages it.
- Renewal escalation cap (clause 12)
- Without a cap, renewal turns into a fresh negotiation. A stated maximum percentage gives the tenant certainty and the landlord a predictable increase.
Frequently asked questions
Why are most rent agreements in India for 11 months?
The Registration Act, 1908 requires leases from year to year, for more than one year or reserving a yearly rent to be registered. Keeping the term to 11 months avoids compulsory registration in most States, which saves registration fees and higher stamp duty. It does not work in Maharashtra, where all leave and licence and letting agreements must be registered regardless of term.
Is this a rent agreement or a leave and licence agreement?
This is drafted as a rent agreement, which is a lease. A lease generally gives the tenant an interest in the property under the Transfer of Property Act, 1882, while a leave and licence only gives permission to occupy. In practice both are used for 11-month lets. Use the form commonly accepted in your city, and see our separate Leave and Licence template if you prefer that structure.
How much stamp duty do I pay on a rent agreement?
Stamp duty is fixed by each State and can be a flat amount or a percentage calculated on rent, deposit and term. Check your State's current rates on the State stamp or registration department website, or with a stamp vendor. Pay the correct duty before or at signing. Under-stamped agreements can be impounded and may face admissibility problems as evidence until the duty and any penalty are paid.
How much security deposit can a landlord ask for?
Most States do not set a general limit, so the deposit is a matter of negotiation. Market practice varies widely, from two months' rent in many cities to much higher amounts in some. The Model Tenancy Act, 2021 caps residential deposits at two months' rent, but it applies only in States that have adopted it. Check the rent law of your State before agreeing a large deposit.
Do we need to sign in front of a notary?
Notarisation is not required for a rent agreement to be valid. It only attests that the signatures were made before the notary. What matters legally is correct stamping, proper signatures with witnesses and, where your State requires it, registration. Many people still notarise for comfort or because a bank or employer asks for it, which does no harm but is not a substitute for registration.
Can the landlord increase rent in the middle of the agreement?
Not unless the agreement allows it or the tenant agrees. This template fixes the rent for the 11-month term and caps any increase on renewal at an agreed percentage. If the landlord demands more mid-term without a contractual basis, the tenant can refuse and continue paying the agreed rent, keeping proof of each payment.
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Review a rent agreement contractRead before you sign
- Why Is Your Rent Agreement 11 Months?The eleven-month rent agreement exists because of the registration threshold in the Registration Act and the Transfer of Property Act.
- Lock-In Periods That Bind Only the TenantLock-in clauses in Indian rent agreements are often one-sided. Here is what to check and how forfeiture is treated.
- Security Deposit Deductions: What Your Landlord Can and Cannot KeepDeposit disputes are the most common problem at the end of an Indian tenancy. Tenancy is a State subject, so the rules vary.
- Your Landlord Cannot Simply Lock You OutCutting utilities, changing locks or removing belongings to force a tenant out is not how eviction works, whatever the agreement says.
Related templates
This free template is general information about Indian law as at 2026-10-10, not legal advice, and using it does not create an advocate–client relationship. Replace every bracketed placeholder and have the final document reviewed by a qualified advocate before use.