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Rent agreement format generator: 11-month leave and licence

A rent agreement in India is usually an 11-month leave and licence agreement: the owner lets the tenant use a flat, house or shop for a fixed fee and deposit, without creating a tenancy, and keeping it under 12 months means it doesn't have to be registered (except in Maharashtra, where every one must be). Fill in the landlord, tenant, property, rent and deposit below and this tool writes a complete rent agreement with lock-in, notice, no sub-letting, police verification and an inventory — plus, for owners living abroad, NRO-account rent, the tenant's TDS duty and a local contact person who is not a power of attorney.

Free · No sign-up · Runs privately in your browser· Figures checked 29 October 2026

Jump to the rent agreement

The agreement

Most rentals in India use an 11-month leave and licence. Pick a lease only for a longer, registered term.

Landlord (owner)

Local contact person in India: someone who can visit, receive notices, arrange repairs and take the keys back. The agreement says plainly they are NOT your attorney — they can't sign, renew, change the rent or collect money. No power of attorney needed.

Your tenant must deduct TDS on every rent payment to a non-resident — 30% plus cess (31.2%), from the first rupee — under s.393(2) of the Income-tax Act, 2025 (old s.195). They need a TAN to do it. Rent goes to your NRO account; file a return to get back any excess, or apply for a lower-deduction certificate (s.395).

Tenant

The property

Rent and deposit

Rules of the house

Fittings and furniture handed over

The tenant returns these in the same condition, apart from normal wear and tear.

Item 1

Item 2

Item 3

Item 4

Witnesses

Two adults who see both sides sign. They need ID if the agreement is registered.

Witnesses

Witness 1

Witness 2

Live preview31 blanks to fill

RENT AGREEMENT
(LEAVE AND LICENCE AGREEMENT)

This Agreement is made at [city], [state] on [date]

BETWEEN

[Landlord's name], S/o [parent's name], PAN / passport [ID no.], residing at [address] (a non-resident Indian, presently living abroad), hereinafter called the "LICENSOR" (which expression includes the Licensor's heirs, legal representatives and assigns) of the ONE PART;

AND

[Tenant's name], S/o [parent's name], Aadhaar / PAN [ID no.], residing at [address], hereinafter called the "LICENSEE" of the OTHER PART.

WHEREAS

1. The Licensor is the owner of the semi-furnished flat / apartment described in Schedule I (the "Premises").

2. The Licensee has asked the Licensor for permission to use the Premises temporarily, on leave and licence basis, for the purpose set out below, and the Licensor has agreed on the terms below.

NOW IT IS AGREED AS FOLLOWS:

1. GRANT OF LICENCE. The Licensor grants the Licensee leave and licence to occupy and use the Premises described in Schedule I, on the terms below. This Agreement is a licence under Section 52 of the Indian Easements Act, 1882. It does not create a lease, tenancy, sub-tenancy or any interest in the Premises in favour of the Licensee. Legal possession of the Premises stays with the Licensor throughout; the Licensee only has permission to use them.

2. TERM. This Agreement is for eleven (11) months, from [date] to [end date] (both days included). It does not renew automatically. It may be renewed only by a fresh written agreement signed by the Licensor personally and the Licensee, on terms then agreed. The Licensee staying on, or the Licensor accepting money, after the term ends shall not extend or renew it.

3. LICENCE FEE. The Licensee shall pay a licence fee of [₹ monthly rent] per month, in advance, on or before the 5th day of each month. Payment shall be made only by bank transfer to the Licensor's account [NRO account details], which is the Licensor's NRO account. No cash payment, and no payment to any other person, shall count as payment under this Agreement.

4. TAX DEDUCTED AT SOURCE. The Licensor is a non-resident. The Licensee shall deduct income tax at source from every payment of licence fee at the rate required by section 393(2) of the Income-tax Act, 2025 (section 195 of the Income-tax Act, 1961, for earlier periods), or at the lower rate stated in any certificate under section 395 that the Licensor provides. The Licensee shall obtain a TAN, deposit the tax on time, file the TDS statements, and give the Licensor the TDS certificate for every quarter. Tax so deducted and deposited counts as licence fee paid.

5. INCREASE. If this Agreement is renewed, the licence fee for the renewed term shall be 5% higher than the licence fee in force, unless both parties agree otherwise in writing.

6. SECURITY DEPOSIT. The Licensee has paid the Licensor an interest-free, refundable security deposit of [₹ deposit], by bank transfer. The Licensor shall refund it within 30 days after the Licensee hands back vacant possession and all keys, after deducting any unpaid licence fee, utility and maintenance dues, and the cost of repairing damage beyond normal wear and tear. The Licensee may not adjust the deposit against the licence fee for the last months.

7. LOCK-IN. Neither party may end this Agreement during the first six (6) months, except under clause 8(b). If the Licensee leaves within the lock-in, the Licensee shall pay the licence fee for the rest of the lock-in period.

8. ENDING THE AGREEMENT. (a) After the lock-in, either party may end this Agreement by giving one (1) month's notice in writing. (b) The Licensor may end it by fifteen days' written notice if the licence fee is unpaid for more than fifteen days after it falls due, or if the Licensee breaks any of clauses 9 to 12.

9. USE. The Licensee shall use the Premises only as a private residence for the Licensee and the Licensee's immediate family, and for no illegal, immoral or hazardous purpose. The Licensee shall follow the rules of the society / building and the local authority, and shall not cause nuisance to neighbours.

10. NO SUB-LETTING. The Licensee shall not sub-let, assign, share, give on paying-guest basis, or part with possession of the whole or any part of the Premises, or let any person other than the persons permitted above occupy them.

11. NO ALTERATIONS. The Licensee shall not make any structural change, addition or alteration to the Premises, break any wall or floor, or install anything that cannot be removed without damage, without the Licensor's prior written consent. Anything fixed with consent shall be removed and the damage made good before handover, unless the Licensor agrees to keep it.

12. PAPERS IN THE TENANT'S NAME. The Licensee shall not use this Agreement or the address of the Premises to claim any ownership, tenancy or possessory right, or to have the Licensee's name entered in any property, municipal or revenue record. The Licensee may use the address for ID and bank records during the term only, and shall change it on leaving.

13. MAINTENANCE AND REPAIRS. The Licensee shall keep the Premises clean and in good condition and pay for day-to-day repairs (such as fuses, taps, bulbs and blockages). The Licensor shall pay for structural and major repairs not caused by the Licensee's misuse. The Licensee shall pay the society / maintenance charges for the term. Property tax shall be paid by the Licensor. The Licensee shall not keep pets without the Licensor's written consent.

14. UTILITIES. The Licensee shall pay electricity, water, piped gas, internet and similar charges as per meter or bill for the term, directly to the provider, and shall hand over paid final bills before leaving. The connections stay in the Licensor's name.

15. POLICE VERIFICATION. The Licensee shall give the Licensor or the Local Representative copies of photo ID and photographs of every adult occupant before moving in. The Licensor or the Local Representative shall submit the tenant verification to the local police station or the state's online service as required, and the Licensee shall co-operate with it.

16. INSPECTION. The Licensor, the Local Representative or a person authorised in writing may inspect the Premises at a reasonable time after giving 24 hours' notice, and at any time in an emergency.

17. HANDING BACK. On the end of this Agreement, for any reason, the Licensee shall hand back vacant and peaceful possession of the Premises with all keys to the Licensor or the Local Representative, in the same condition as received and with every item in Schedule II, apart from normal wear and tear. If the Licensee does not leave on time, the Licensee shall pay damages of twice the daily licence fee for every day of delay, in addition to any other remedy. Such occupation shall be unauthorised and shall not create any tenancy or right.

18. OWNER LIVING ABROAD. (a) The Licensor lives outside India. The Licensor has named [contact person's name] ([relation]), phone [phone], residing at [address], as the "Local Representative". (b) The Local Representative is a contact person only — to receive notices and complaints, arrange repairs, carry out inspections and police verification, and receive the keys and vacant possession at the end. The Local Representative is NOT an attorney or agent of the Licensor and has no authority to sign, renew or change this Agreement, receive the licence fee or deposit, or create any right in the Premises. Anything done beyond this authority shall not bind the Licensor. (c) Notices to the Licensor may be sent by email to [email] with a copy to the Local Representative. (d) The Licensor's absence from India, or any delay in enforcing this Agreement, is not a waiver of any right and gives the Licensee no right in the Premises. (e) The Licensor may replace the Local Representative by written notice to the Licensee.

19. STAMP DUTY AND REGISTRATION. Stamp duty on this Agreement shall be paid by the parties in equal shares.

20. JURISDICTION. This Agreement is governed by the laws of India. Courts at [city] alone shall have jurisdiction.

21. WHOLE AGREEMENT. This Agreement records everything the parties have agreed. Any change must be in writing and signed by both the Licensor and the Licensee.

SCHEDULE I — THE PREMISES

   Type: semi-furnished flat / apartment
   Address: [full address]
   Area: [area]

SCHEDULE II — FITTINGS AND FURNITURE

   1. Ceiling fans — 3, working
   2. LED lights — 8, working
   3. Geyser — 1, working
   4. Keys — 2 sets main door

IN WITNESS WHEREOF the parties have signed this Agreement on the date and at the place first written above.


LICENSOR: _______________________
[Landlord's name]


LICENSEE: _______________________
[Tenant's name]


Accepted as Local Representative (contact person only, not an attorney):
_______________________
[contact person's name]

WITNESSES:

1. Signature: ____________________
   Name: [Witness 1]
   Address: [address]

2. Signature: ____________________
   Name: [Witness 2]
   Address: [address]

Anything in [square brackets] still needs filling. Nothing you type leaves this page.

A draft to take to a lawyer or deed writer — not legal advice. Put it on stamp paper or e-stamp of the value your state requires. A lease for more than a year, from year to year, or reserving a yearly rent must be registered (Registration Act s.17); in Maharashtra every leave and licence agreement must be registered. Rent control and tenancy laws differ by state and can override contract terms.

How to use it

  1. Choose an 11-month leave and licence (most rentals) or a longer lease, set the start date, and enter the city and state.
  2. Add the landlord and tenant; if you live abroad, keep 'I live abroad' on and name a local contact person and your NRO account.
  3. Describe the flat, house, shop or plot, then set the rent, deposit, yearly increase, lock-in and notice — the warnings update as you type.
  4. Download in Word or copy it, print on stamp paper or e-stamp of your state's value, and sign with two witnesses (register it if the term is over 11 months or you're in Maharashtra).

Why are rent agreements made for 11 months?

Because a lease for more than a year, from year to year, or reserving a yearly rent must be registered at the sub-registrar under Section 17(1)(d) of the Registration Act, 1908 and Section 107 of the Transfer of Property Act. An 11-month agreement stays clearly under that line, so it only needs stamp paper and two witnesses — no visit to the registrar, and lower costs.

It also suits owners: the agreement ends on a fixed date, and renewal needs a fresh signed agreement, so the tenant never stays on by default. That is why this generator defaults to 11 months and warns you if you enter 12 or more.

Leave and licence vs lease: which one should you use?

A leave and licence gives the tenant only permission to use the property — no interest in it, and legal possession stays with the owner (Section 52 of the Indian Easements Act, 1882). A lease transfers a right to enjoy the property for the term, which gives the tenant stronger protection under rent laws.

For a home or flat let for a year or less, a leave and licence is the usual and more owner-friendly choice. A lease makes sense for a longer commercial let, where both sides want a fixed term of several years — and then it must be registered.

Is registration of a rent agreement compulsory?

Outside Maharashtra, an agreement of 11 months or less doesn't have to be registered; it must still be on stamp paper of the right value, because an unstamped agreement can't be used as evidence until the duty and a penalty are paid. Anything over a year must be registered, or it can't be relied on to prove its terms.

Maharashtra is the exception: Section 55 of the Maharashtra Rent Control Act, 1999 requires every leave and licence agreement to be in writing and registered, whatever the term. Most are registered online with both parties' Aadhaar. Stamp duty on rent agreements differs by state and usually depends on the rent, deposit and term, so check the e-stamp value or ask the sub-registrar before printing.

Rent agreement for an NRI landlord: which clauses protect you?

Four clauses matter most. The tenant gets permission only, with no tenancy or possessory right; the agreement ends on a fixed date and staying on doesn't renew it; rent goes only by bank transfer into your NRO account, never cash; and the tenant may not sub-let, alter the property or use the address to claim any right.

Your tenant must also deduct TDS on rent paid to a non-resident — 30% plus cess (31.2%), from the first rupee — under section 393(2) of the Income-tax Act, 2025 (section 195 of the old Act), using a TAN. The agreement puts that duty on the tenant in writing. You get the excess back by filing a return, or reduce it with a lower-deduction certificate under section 395.

Name a local contact person to visit, receive notices and take the keys back — but not as your attorney. This generator says in so many words that they can't sign, renew, change the rent or collect money, so you don't hand anyone a power of attorney just to rent out a flat.

What should a rent agreement format include?

The parties with ID and addresses; the property's full address and area; the term with exact start and end dates; the monthly rent, due date and how it is paid; the security deposit and when it is refunded; the yearly increase; lock-in and notice period; permitted use; no sub-letting and no alterations; who pays utilities, maintenance and repairs; police verification; handing back possession; and signatures of both parties and two witnesses.

For a furnished flat, add a schedule listing every fitting and piece of furniture with its condition — it is the only fair basis for deductions from the deposit. Amounts are written in figures and words, which this tool does for you.

Questions people ask

Yes, outside Maharashtra. A lease or licence of under a year doesn't have to be registered under the Registration Act, but it must be on stamp paper or e-stamp of the value your state requires and signed by both parties with two witnesses. In Maharashtra every leave and licence agreement must be registered.

Yes. Fill in the details and press Word to download a .doc file that opens in Microsoft Word or Google Docs, so you or a deed writer can edit it before printing on stamp paper. You can also copy the text or print it directly.

Yes. An NRI can let out property in India; the rent is Indian income, is normally received in an NRO account, and the tenant deducts 31.2% TDS. After tax, current income such as rent can be sent abroad from the NRO account with the usual CA certificate and bank forms.

Many states and city police commissioners require landlords to submit tenant details for verification, often through an online citizen portal, and failure to do so can be an offence under those orders. Even where it isn't mandatory, it is a sensible step, and the agreement can require the tenant to co-operate.

It depends on the state. The Model Tenancy Act, 2021 caps it at two months' rent for a residence and six months for other premises, in states that adopt it. Elsewhere it is set by agreement, and practice varies — two to three months is common, and some cities use more.

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