Free Rent Agreement Generator India 2026 All States · Leave & License + Rental · English

Fill in the details below — generate a complete, professionally formatted rent agreement in seconds. Print or save as PDF.

Agreement Type & State

Agreement Type

State

Landlord Details

Full Name *

Aadhaar No. (optional)

Permanent Address *

Tenant Details

Full Name *

Aadhaar No. (optional)

Permanent Address *

Number of Occupants

Property Details

Full Property Address *

Property Type

Carpet Area (sq ft)

Furnished Status

Financial Terms

Monthly Rent (₹) *

Security Deposit (₹) *

Suggested: (2 months)

Maintenance (₹/mo)

Duration & Lock-in

Agreement Start Date *

Duration (months)

11 months = no registration required

Lock-in Period (months)

Notice Period (days)

Renewable on mutual consent

Special Clauses

Pets Allowed Parking Included Cooking Gas Included Subletting Prohibited Alterations Prohibited

Stamp Duty —

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How to Use

Select state & agreement type
Fill landlord and tenant details
Enter property and financial terms
Check applicable special clauses
Click Generate → review the agreement
Print or save as PDF

Important Disclaimer

This tool generates a draft agreement for reference purposes only. Consult a qualified legal professional before execution. Stamp duty must be paid as per applicable state law. This does not constitute legal advice.

Your Agreement — Preview

This is entered into on at , by and between:

THE PARTIES

LICENSOR / LANDLORD: , residing at , Aadhaar No.: (hereinafter referred to as the "Landlord").

LICENSEE / TENANT: , residing at , Aadhaar No.: (hereinafter referred to as the "Tenant").

WHEREAS the Landlord is the lawful owner of the premises described herein and is desirous of granting of the said premises to the Tenant, and the Tenant has agreed to take the same on the terms and conditions set out hereunder:

1. PROPERTY DESCRIPTION

The premises subject to this Agreement is the , admeasuring approximately sq. ft. carpet area, situated at: (hereinafter referred to as the "Premises").

2. TERM AND RENEWAL

This Agreement shall be valid for a period of months commencing from and ending on . Upon expiry, this Agreement may be renewed on mutually agreed terms. This Agreement shall not renew automatically and fresh terms shall be negotiated at expiry.

3. RENT AND PAYMENT TERMS

The Tenant agrees to pay a monthly of ₹ (Rupees ) per month, payable on or before the 5th day of each calendar month. Payment shall be made by bank transfer / UPI / cheque in favour of the Landlord.

In addition, the Tenant shall pay maintenance charges of ₹ per month towards society/building maintenance, payable separately.

4. SECURITY DEPOSIT

The Tenant has paid a refundable security deposit of ₹ (Rupees ) to the Landlord on the date of execution of this Agreement. This deposit shall be refunded by the Landlord within 30 days of vacation of the Premises, subject to deduction of any outstanding dues or damages caused by the Tenant beyond fair wear and tear. No interest shall be payable on the deposit.

5. UTILITIES AND MAINTENANCE

The Tenant shall bear all costs of electricity, water, and other utility services consumed during the tenancy period. The Landlord shall be responsible for major structural repairs. Day-to-day maintenance and minor repairs not exceeding ₹500 per instance shall be the responsibility of the Tenant.

6. LOCK-IN PERIOD

There shall be a lock-in period of months from the commencement date. During the lock-in period, neither party shall be entitled to terminate this Agreement. Any premature termination during the lock-in period shall entitle the other party to forfeit/recover an amount equivalent to the remaining lock-in period rent.

7. PERMITTED USE

The Premises shall be used exclusively for purposes only. The Tenant shall not use the Premises for any illegal, immoral, or hazardous activities. The number of occupants shall not exceed persons.

8. ALTERATIONS AND MODIFICATIONS

The Tenant shall not make any structural alterations, additions, or modifications to the Premises without the prior written consent of the Landlord.No structural alterations shall be made without the Landlord's prior written consent. Minor fixtures may be added with notice to the Landlord.

9. SUBLETTING

The Tenant shall not sublet, assign, or part with possession of the Premises or any portion thereof to any person without the Landlord's prior written consent. Any breach of this clause shall entitle the Landlord to terminate this Agreement forthwith.Subletting or partial subletting requires the prior written consent of the Landlord.

10. TERMINATION AND NOTICE

Either party may terminate this Agreement after the expiry of the lock-in period by giving days' prior written notice to the other party. Notice shall be delivered by registered post, courier with acknowledgement, or email with read receipt. Upon termination, the Tenant shall vacate the Premises in the same condition as received, fair wear and tear excepted, and return all keys.

11. SPECIAL CONDITIONS

Pets are permitted on the Premises with due care for cleanliness and noise.
No pets of any kind are permitted on the Premises.
One designated parking slot is included with this tenancy at no additional charge.
Piped / cylinder cooking gas connection is available and included in the tenancy.
Electricity bills shall be payable directly by the Tenant to the supply authority based on actual consumption.
The Tenant shall maintain the Premises in clean and hygienic condition at all times.
The Landlord shall have the right to inspect the Premises with 24 hours' prior notice.

12. GOVERNING LAW AND DISPUTE RESOLUTION

This Agreement shall be governed by the laws of India and the state of . Any dispute arising from this Agreement shall first be resolved through mutual negotiation. If unresolved within 30 days, the dispute shall be referred to arbitration under the Arbitration and Conciliation Act, 1996, with a sole arbitrator appointed by mutual consent. The seat of arbitration shall be . Courts in shall have exclusive jurisdiction.

13. GENERAL PROVISIONS

This Agreement constitutes the entire understanding between the parties and supersedes all prior oral or written representations. Any amendment must be in writing and signed by both parties. If any provision of this Agreement is found invalid, the remaining provisions shall continue in full force.

IN WITNESS WHEREOF, the parties have executed this Agreement on the day and year first written above.

LANDLORD

Signature & Date

TENANT

Signature & Date

WITNESS 1

Name & Signature

WITNESS 2

Name & Signature

Generated by VidsHog Tools — For reference purposes only. Consult a legal professional before execution.

Rent Agreement Format India 2026 — Complete Guide

A rent agreement (also called a lease agreement or tenancy agreement) is a legal document that governs the relationship between a landlord and a tenant. In India, rent agreements are primarily governed by the Indian Contract Act, 1872, state-specific Rent Control Acts, and the Transfer of Property Act, 1882. The recently enacted Model Tenancy Act, 2021 aims to bring uniformity across states, though adoption remains uneven.

Why Is the Standard Rent Agreement for 11 Months?

The 11-month rent agreement is one of the most common practices in Indian real estate. Under Section 17 of the Registration Act, 1908, any lease of immovable property for a term of one year or more must be compulsorily registered at the Sub-Registrar's office. Registration attracts stamp duty and registration fees, which can be significant depending on the state and the annual rent amount.

An 11-month agreement, being less than one year, is exempt from compulsory registration. It remains a valid and enforceable contract under the Indian Contract Act. Once the 11-month period expires, the agreement is renewed — either through a fresh agreement or by written renewal — for another 11 months. This practice saves both parties the time and expense of formal registration.

However, it is important to note that an unregistered agreement of 11 months cannot be used as primary evidence in a court of law if the tenancy leads to a dispute requiring eviction proceedings in some states. It can still be admitted as secondary evidence. For added legal protection, even 11-month agreements can be voluntarily registered.

Stamp Duty on Rent Agreements — State-Wise

Stamp duty is a government tax on legal documents. For rent agreements, stamp duty depends on the state and the duration of the agreement:

Maharashtra: ₹100 for agreements up to 11 months. For 12–60 months: 0.25% of total rent + deposit. E-registration mandatory.
Delhi: 2% of annual rent plus security deposit. E-stamping available through SHCIL.
Karnataka: 1% of annual rent, capped at ₹500 for 11-month agreements. Registration optional but recommended.
Uttar Pradesh: 2% of annual rent. Online stamp duty payment via UP government portal.
Tamil Nadu: 1% of annual rent + deposit. e-Registration available through TNREGINET portal.
Gujarat, Rajasthan, Haryana: Varies; typically 0.5%–2% of annual rent. Contact local sub-registrar.

Stamp duty must be paid before or at the time of signing the agreement on non-judicial stamp paper of the appropriate value, or via e-stamping through state-authorised channels.

Leave and License Agreement vs Rental Agreement — Key Differences

The distinction between a Leave and License agreement and a Rental/Lease agreement is crucial, especially in Maharashtra:

A Leave and License Agreement, governed by the Maharashtra Rent Control Act, 1999, grants the licensee a mere licence to use the property. No tenancy interest is created, meaning the licensee does not become a "tenant" with protected rights. The licensor (landlord) can recover possession relatively easily upon termination. This is why Leave and License is overwhelmingly preferred by landlords in Mumbai and Maharashtra.

A Rental Agreement (or Lease Agreement) can potentially create tenancy rights under the respective state's Rent Control Act. Protected tenants enjoy considerable security of tenure — landlords can evict them only on specific grounds (non-payment, misuse, etc.) and through formal court proceedings. States like Delhi, Karnataka, Tamil Nadu, and West Bengal have strong Rent Control Acts that protect tenants.

E-Registration of Rent Agreements

Several states now offer online or doorstep registration of rent agreements, making the process faster and cheaper:

Maharashtra: e-Registration through the MahaRERA / IGR Maharashtra portal. Even 11-month agreements can be registered online for ₹100 stamp duty plus a nominal registration fee.
Karnataka: The Kaveri Online portal allows registration with digital signatures.
Delhi: DORIS (Delhi Online Registration Information System) portal.
Tamil Nadu: TNREGINET portal for e-Registration.

Security Deposit Rules in India

Security deposit practices vary enormously across Indian cities. In Bengaluru, it is common for landlords to demand 10 months' rent as deposit — a practice not found elsewhere in India. In Mumbai, 2–3 months is standard. Delhi and NCR typically see 2–3 months' deposit.

The Model Tenancy Act, 2021 caps security deposits at 2 months' rent for residential premises and 6 months' rent for non-residential premises. States that have adopted this Act (Andhra Pradesh, Assam, Tamil Nadu, and a few others) must follow this cap. Other states have no statutory ceiling unless their state Rent Control Act specifies one.

The deposit must be returned within an agreed period (typically 30–60 days) after the tenant vacates, subject to legitimate deductions. Landlords who wrongfully withhold deposits can face civil action.

Tenant Rights Under Indian Law

Tenants in India enjoy several important rights, especially in states with strong Rent Control Acts:

Right to a receipt: Tenants can demand written receipts for rent and deposit payments.
Protection from arbitrary eviction: Under most state Rent Control Acts, landlords cannot evict tenants without valid legal grounds and due process.
Right to habitable premises: Landlords must maintain structural soundness and essential services.
Right to deposit refund: The security deposit must be returned after deducting only legitimate damages.
Protection from rent increase during tenancy: Rent cannot be increased mid-agreement without mutual consent.

Rent Agreement Clauses You Must Include

A well-drafted rent agreement should always include: complete identification of parties with addresses; precise property description including address, type, area, and floor; commencement and expiry dates; monthly rent, due date, and payment method; security deposit amount and refund conditions; maintenance responsibility allocation; lock-in period terms; permitted use and occupancy limits; subletting prohibition; notice period for termination; consequences of default; and dispute resolution mechanism with jurisdiction.

NRI Landlords — Special Provisions

When the landlord is a Non-Resident Indian (NRI), the tenant has special legal obligations. Under Section 195 of the Income Tax Act, the tenant must deduct TDS at 30% (plus surcharge and cess) on rent paid to an NRI if the monthly rent exceeds ₹50,000. The tenant must obtain a TAN, deposit TDS by the 7th of the following month, file Form 15CA and 15CB (with a Chartered Accountant's certificate), and issue Form 16A to the NRI landlord quarterly. Failure to comply makes the tenant personally liable for the tax amount.

Model Tenancy Act 2021 — What Changes

The Model Tenancy Act, 2021 was notified by the Central Government to modernise India's tenancy framework. Key provisions include: a Rent Authority in each district for dispute resolution; mandatory written agreement; security deposit caps (2 months residential, 6 months commercial); specific grounds for eviction; 24-hour notice for inspection; and a Rent Court/Rent Tribunal for appeals. States must individually adopt and enact this legislation — as of 2026, adoption has been partial.

Frequently Asked Questions

Why is the standard rent agreement for 11 months? +

A rent agreement for 11 months avoids mandatory registration under the Registration Act, 1908. Agreements for 12 months or more must be registered at the sub-registrar's office and attract higher stamp duty. An 11-month agreement is still legally valid and enforceable; it is simply renewed every 11 months to avoid registration costs. This practice is universal across India.

Is registration of a rent agreement compulsory in India? +

Registration is mandatory only when the lease term is 12 months or more, as per Section 17 of the Registration Act, 1908. For 11-month agreements, registration is optional but advisable. In Maharashtra, even a Leave and License agreement for 11 months should be registered (online via the state portal) — though many landlords skip it. An unregistered agreement of 11 months is still valid as primary evidence in most civil disputes.

What is the difference between Leave & License and Rental Agreement? +

A Leave and License agreement (used in Maharashtra under the Maharashtra Rent Control Act) grants the licensee a temporary right to use the premises without creating a tenancy interest. The landlord retains full ownership and can evict the licensee more easily. A Rental or Lease Agreement, used in other states, can create tenancy rights under the respective state's Rent Control Act, making eviction more complex and time-consuming for landlords.

How much stamp duty is charged on a rent agreement? +

Stamp duty varies by state. Maharashtra: ₹100 for 11-month agreements, higher for longer terms. Delhi: 2% of annual rent plus deposit. Karnataka: 1% of annual rent (max ₹500). Uttar Pradesh: 2% of annual rent. Tamil Nadu: 1% of annual rent. Other states have their own rates — consult your local sub-registrar's office. Stamp duty must be paid on stamp paper or via e-stamping before signing.

What is the maximum security deposit a landlord can demand? +

There is no universal cap in India. Most urban landlords demand 2–3 months' rent as deposit. In Bengaluru, 10 months' deposit is common. Tamil Nadu's Regulation of Remainders of Tenancy Act limits deposits. The Model Tenancy Act 2021 (adopted by a few states) caps residential deposits at 2 months' rent and non-residential at 6 months' rent. Always issue/receive a separate receipt for the deposit amount.

If the landlord is an NRI, what are the TDS obligations? +

If rent paid to an NRI landlord exceeds ₹50,000 per month, the tenant must deduct TDS at 30% under Section 195 of the Income Tax Act (plus applicable surcharge and cess). The tenant must have a TAN, deposit TDS by the 7th of the next month, file Form 15CA/15CB for remittance abroad, and issue Form 16A to the NRI landlord. Failure to deduct TDS makes the tenant liable for the tax amount.

Can the landlord increase rent during the agreement period? +

No — a landlord cannot unilaterally increase rent during the agreement period. Any rent increase must be mutually agreed and documented via a supplementary agreement. Most agreements include an escalation clause (typically 5–10% per year) applicable only at renewal, not mid-term. State Rent Control Acts further restrict annual increases for protected tenants.

What clauses should every rent agreement include? +

Every rent agreement should clearly state: exact property description and address; monthly rent and due date; security deposit amount and refund terms; duration and renewal terms; lock-in period; maintenance responsibilities; permitted use (residential/commercial); pet policy; subletting prohibition; notice period for vacating; consequences of default; and dispute resolution jurisdiction. Our generator covers all these clauses.

Is a digitally signed rent agreement legally valid? +

Yes. Under Section 5 of the Information Technology Act, 2000, electronic signatures are legally valid for most contracts. However, stamp duty must still be paid on physical stamp paper or via e-stamping. The agreement can then be signed electronically. Note that documents requiring compulsory registration (leases over 12 months) must be physically presented at the sub-registrar's office even if the signature is digital.

What is the notice period for vacating a rented property? +

Most agreements specify 1–3 months' notice. The Model Tenancy Act 2021 mandates at least one month's notice for residential tenancies. In the absence of an agreement clause, courts generally accept one month's notice as reasonable. During the lock-in period, neither party can terminate the agreement without penalty. Always give written notice (email with read receipt, or registered post) to create a paper trail.