How do I create a tenancy agreement in Malaysia?

Use Sewa2u to generate a tenancy agreement online. Select your property type (residential or private), enter property details, landlord and tenant information, rental terms, and optional clauses. Preview the full agreement for free, then download the PDF from RM30.

What should be included in an residential tenancy agreement?

An residential tenancy agreement should include the property address, landlord and tenant details (names, NRIC/FIN), rental amount, tenancy period, security deposit, notice period, property subletting approval confirmation, occupancy cap, and any special clauses such as a diplomatic clause or pet policy.

Is a tenancy agreement legally required in Malaysia?

While not strictly required by law for all rentals, a written tenancy agreement is strongly recommended and practically essential. It protects both landlord and tenant, and must be stamped with LHDN within 14 days to be admissible as evidence in court. For property subletting, a written agreement is required by residential.

How much is the stamp duty for a tenancy agreement in Malaysia?

Stamp duty is RM1 per RM250 of annual rent for leases of 1 year or less, or RM3 per RM250 of the annual rent for leases of 1–3 years. For example, a 1-year lease at $3,000/month costs $144 in stamp duty. Payable to LHDN within 14 days of signing — typically borne by the tenant.

Can I rent out my residential room without a tenancy agreement?

Technically you can, but it is not advisable. A tenancy agreement protects both parties and clearly sets out the rental terms, deposit, and notice period. For residential whole-flat subletting, residential requires proper documentation and approval. A written agreement is strongly recommended for room rentals too.

What is the minimum rental period for residential rooms in Malaysia?

For residential whole-flat subletting, the minimum rental period is 6 months. For individual room rentals within an owner-occupied residential property, there is no official minimum period set by residential, but most landlords require at least 3–6 months.

Sewa2u

Malaysia Residential Rental Agreements

Malaysia-focused

Tenancy agreement done right, in minutes.

Generate a Malaysia residential tenancy agreement for residential, private property, or room rental — or renew an existing one in 2 minutes. Preview free, download from RM25.

Malaysia Tenancy Agreement Generator

Sewa2u is a free online generator for Malaysia residential tenancy agreements. Whether you are a landlord renting out an residential property, a private condominium, or a room, our guided form produces a legally structured tenancy agreement in under 5 minutes. Free to preview, download from RM30.

Unlike a blank template you fill in manually, the generator builds the agreement around your specific property, parties, and terms. It prompts you for the relevant details and including the appropriate clauses based on your inputs. For standard residential tenancies in Malaysia, most landlords and tenants handle this without a lawyer.

What's Included

Residential & Private Property

Covers residential property subletting, private condo, landed property, and room rentals. Property-specific clauses auto-included.

Diplomatic Clause

Standard for expatriate tenants. Allows early termination on repatriation or job transfer.

Custom Clauses

Aircon servicing, pet policy, minor repair threshold, no-smoking, CCTV, and more.

Stamp Duty Ready

Generated agreements are structured for LHDN stamping within 14 days of signing.

Inventory List

Add furniture and fittings with condition notes, attached as a schedule to the agreement.

Tenancy Renewal

Dedicated renewal flow for existing tenants. Generate a fresh renewal agreement quickly.

Malaysia Tenancy Agreement: Quick Reference

Stamp dutyRM1 per RM250 of annual rent. Pay to LHDN within 14 days of signing

Security deposit1 month's rent (1-year lease) · 2 months' rent (2-year lease)

Notice period1–2 months written notice (check your agreement)

Property subletting approvalRequired for whole-flat subletting. Room rental does not require property approval.

Minimum tenancy (Residential)6 months for whole-flat subletting

Diplomatic clauseAllows early exit on repatriation. Activate after month 12 with 2 months' notice

Lawyer required?No, for standard Malaysia residential tenancies

Sewa2u Tips & Updates

Stamp duty reminders, residential rule changes, and landlord tips. No spam.

Malaysia Tenancy Resources

Tenancy Agreement Malaysia

Full guide: stamp duty, deposits, property rules, diplomatic clause.

Residential Tenancy Agreement

Residential property subletting rules, occupancy caps, and property-specific clauses.

Room Rental Agreement Malaysia

Room rental terms, shared facilities, house rules.

Tenancy Renewal Malaysia

How to renew a tenancy agreement in Malaysia. Checklist and FAQ.

Tenancy Agreement Template

Why a guided generator beats a blank Word template.

Tenancy Agreement Template Malaysia

There is no single official template — what a proper Malaysia tenancy agreement needs.

Tenancy Agreement FAQ

All common questions: stamp duty, deposits, diplomatic clause, and more.