Tenancy Agreement Template Malaysia
A free tenancy agreement template for Malaysia that fills itself in. Choose condo, landed, room or office, enter the parties, rent and deposits, and the full agreement updates on the right, ready to print or save as PDF.
Nothing you type leaves your browser. Blank fields print as lines to fill in by hand.
Printed pages carry a small “Made with Rummah” line at the foot. Agents who build agreements in Rummah print without it, can edit or switch off any clause, add inventory and condition photos, and keep every draft saved with a reminder before the tenancy ends. Start 30 days of Pro free.
What the template covers
The clauses follow the agreements Malaysian agents and landlords already use, written in plain English and numbered so the tenant can find what they signed.
- Parties and premises
- Landlord, tenant, the address and a Schedule that holds every figure in one place, so the clauses never disagree with each other.
- Rent and deposits
- Due date, advance rent, security and utility deposits, what may be deducted and how many days the landlord has to refund.
- Use and upkeep
- Who may live there, no subletting or short-term letting, pets, smoking, building by-laws, and who pays for minor repairs.
- Ending the tenancy
- Notice periods, what happens to the deposit on early exit, breach and cure periods, renewal option and handing back the keys.
After you print it
- Both sides read it in full, initial each page and sign in front of a witness.
- Stamp it through LHDN's e-Duti Setem within 30 days of signing. Work out the duty with the tenancy stamp duty calculator.
- Walk the unit together on handover day and record the meter readings and the condition of each item.
Writing one from scratch, or checking a landlord's draft? Our guide to how to write a tenancy agreement in Malaysia goes clause by clause.
Frequently asked questions
Is this tenancy agreement template free to use?+
Yes. Fill it in, print it or save it as PDF from your browser's print dialog. There is no sign-up and no limit. Printed pages carry a small "Made with Rummah" line at the foot.
Which template should I pick?+
Condo for strata units under a management body, landed for terrace, semi-D and bungalow homes, room rental for one room in a shared unit (it adds house rules and shared-facility terms), and office / shop for a business tenant.
Is a tenancy agreement valid without a lawyer?+
Yes. Malaysian law does not require a lawyer to prepare a tenancy agreement; the landlord and tenant can sign one themselves. It should be stamped with LHDN within 30 days of signing; an unstamped agreement cannot be used as evidence in court until the duty and any penalty are paid. For an unusual deal, such as a long lease, a large fit-out or a foreign company tenant, have a lawyer review it.
How much is the stamp duty on a tenancy agreement?+
It is based on the annual rent and the length of the tenancy, with a RM10 minimum and RM10 for each duplicate copy. The template shows the figure as you type; our tenancy stamp duty calculator explains the bands.
What deposit is normal in Malaysia?+
For homes, two months' rent as security deposit plus half a month as utility deposit, with one month's rent in advance, is the usual starting point, often called "2 + 0.5 + 1". Room rentals and commercial lets commonly differ. Everything is negotiable and the template lets you change each one.
Can I edit the clauses?+
This free version prints the standard clauses as they are, with your details filled in. In Rummah, agents can edit, add or switch off any clause, attach an inventory and condition photos, and download Word or PDF.
Not legal advice. The template is a general starting point for an ordinary residential or small commercial let in Malaysia. It does not replace advice from a lawyer on your particular facts.