What Tenants Pay For
in Malaysia (2026 Guide)

This guide is for general information only and does not constitute legal advice. For specific disputes, consult a licensed Malaysian solicitor or the Tribunal for Consumer Claims. Ask ClickBina on WhatsApp →

The legal framework: Malaysia has no Residential Tenancy Act

The most important starting point: Malaysia does not have a Residential Tenancy Act (RTA) in force as of 2026. The RTA has been debated and drafted for decades but has not been enacted. This means there is no statute that automatically defines which costs a tenant must bear.

Tenant obligations flow from three sources:

The practical implication: read your tenancy agreement before signing. Clauses you agree to are enforceable. If a cost is not addressed in the agreement, it defaults to what is “reasonable” under Malaysian common law.

Upfront costs at signing

When you sign a tenancy agreement in Malaysia, you will typically pay the following upfront. These amounts are market convention — not set by statute — and can be negotiated:

For a room rental (separate room within a shared property), the deposit is typically 1 month security + ½ month utility + 1 month advance rent = 2½ months total. Commercial tenancies commonly require a 2–3 month security deposit.

Upfront cost comparison: residential vs room vs commercial

Monthly ongoing costs

Beyond the monthly rent, a tenant in Malaysia is usually responsible for the following recurring expenses:

• Rent — paid monthly as per the tenancy agreement.
• Electricity (TNB) — billed in the tenant’s name or reimbursed to the landlord, depending on the agreement.
• Water (Syabas / Air Selangor / SAJ etc.) — usually in the tenant’s name for longer tenancies.
• Internet / telco — the tenant’s own plan; some furnished units include Unifi.
• Gas (if applicable) — Petronas gas account or LPG cylinder cost.
• Strata service charge and sinking fund — normally paid by the landlord (owner). If the tenancy agreement places this on the tenant, it is a negotiated term.

Who pays which utilities?

Utility responsibility is set by the tenancy agreement. The most common arrangement in the Klang Valley is:

Repair responsibility: tenant vs landlord

The most common source of tenancy disputes in Malaysia is who pays for what when something breaks. Malaysia’s common law position (in the absence of specific contract clauses) broadly mirrors the English common law rule:

• Landlord: responsible for structural integrity (roof, external walls, main drains, lift common areas), built-in major appliances provided at handover, and maintaining services in working condition.
• Tenant: responsible for keeping the unit in the state received (fair wear and tear excepted), minor repairs and maintenance, and not causing damage.

In practice, most Klang Valley tenancy agreements define repair thresholds explicitly — for example, “repairs up to RM150 are the tenant’s responsibility; above RM150 is the landlord’s.”

Repair responsibility comparison table

What counts as a “minor repair” in Malaysia?

There is no statutory definition of “minor repair” in Malaysia. The test is what a reasonable person would consider ordinary day-to-day maintenance. Commonly agreed indicators in the Klang Valley residential market include:

• Cost threshold: repairs costing under RM150–RM200 are often the tenant’s responsibility under the tenancy agreement. The threshold is a matter of contract, not law — agree this in writing before signing.
• Nature: replacing consumables (bulbs, batteries, tap washers), unblocking drains, resealing toilet seats, tightening handles — these are tenant tasks.
• Cause: damage the tenant directly caused is the tenant’s cost regardless of amount.

If the tenancy agreement is silent, the general principle is that fair wear and tear is not chargeable, but active damage or neglect is. For guidance on what landlords can deduct, see our security deposit rules guide →.

Exit and move-out costs

When your tenancy ends, you may face the following costs before getting your deposit back:

• Professional cleaning: most tenancy agreements require the unit to be returned in a clean condition. A post-tenancy deep clean in the Klang Valley typically costs RM300–RM600 for a standard condo unit. See our deep cleaning cost guide →.
• Repainting: if you have repainted without permission or left significant wall damage, you may be required to repaint to original colour. Cost is typically RM3–RM6 per sq ft of affected area.
• Repair of damage: any damage beyond normal wear and tear — broken tiles, cracked glass, damaged furniture — will be deducted from the security deposit. If costs exceed the deposit, you are liable for the difference.
• Utility settlement: all utilities must be fully settled before keys are returned. The utility deposit covers outstanding bills; if bills exceed the deposit, you pay the difference.
• Early termination penalty: if you break the tenancy before the end of the fixed term without a valid diplomatic or break clause, you typically forfeit part or all of your security deposit. The agreement will specify the penalty.

Stamp duty on the tenancy agreement

Under the Stamp Duty Act 1949, every tenancy agreement must be stamped with LHDN (Inland Revenue Board). An unstamped agreement is generally inadmissible as evidence in legal proceedings, weakening your position in any dispute.

In practice for a RM2,000/month, 1-year tenancy, stamp duty is around RM87–RM100. Stamp duty is typically paid by the tenant by convention (though it is negotiable). Always stamp within 30 days of execution to avoid a penalty surcharge.

Tenant cost checklist before signing

• Confirm total upfront: security deposit amount, utility deposit amount, advance rent, and any agent fee.
• Check who pays utilities: electricity, water, gas — confirm in the agreement whose name each account goes under.
• Confirm the repair threshold: what RM amount divides “minor” (tenant) from “major” (landlord) repairs?
• Check aircon servicing: who pays for regular servicing? Gas top-up? Major repair?
• Check strata fees: does the agreement pass any strata maintenance fee to the tenant?
• Understand early-exit penalty: what happens if you need to leave before the term ends?
• Stamp the agreement: ensure it is stamped with LHDN within 30 days. A stamped agreement is your best protection.

For template help, see our free tenancy agreement template →. For landlord-side costs, read our landlord rights guide →. If you are preparing a unit for letting, see how to prepare a unit for rent →.

Sources & official references

• Contracts Act 1950 (Act 136) — Laws of Malaysia; governs all tenancy agreements as binding contracts. Available at Attorney General’s Chambers (agc.gov.my).
• Stamp Duty Act 1949 (Act 378) — Sets stamp duty rates on tenancy agreements. LHDN (hasil.gov.my) administers stamping.
• Consumer Protection Act 1999 (Act 599) — Grants the Tribunal for Consumer Claims jurisdiction over rental deposit disputes up to RM25,000. KPDNHEP (kpdnhep.gov.my).
• Distress Act 1951 (Act 255) — Landlord’s legal remedy for unpaid rent; does not govern deposit rules. AGC, Laws of Malaysia.
• Malaysian Bar — Tenancy Agreements — Guidance on residential tenancy practice. malaysianbar.org.my.