Signing a tenancy agreement feels like a formality — especially when you’ve already fallen in love with the unit and the landlord seems reasonable. But the tenancy agreement is the document that protects you if things go wrong, and in Malaysia, what’s written in it carries real legal weight. Before you put pen to paper, here are five things worth checking carefully.

1. Confirm What’s Included in the Rental Amount

The monthly rent figure isn’t always the full picture. Check whether utilities, internet, maintenance fees, or parking are bundled in or charged separately. Some units include certain appliances or furniture — make sure these are listed explicitly in the agreement, including their condition at handover. If the landlord has verbally promised anything (free parking, a new water heater, a fresh coat of paint), get it written into the contract. Verbal agreements are difficult to enforce once you’ve moved in.

2. Understand the Deposit Structure

In Malaysia, the standard setup is two months’ security deposit plus half a month’s utility deposit — but this can vary. More importantly, understand the exact conditions under which deductions can be made. The agreement should specify what counts as damage versus fair wear and tear, and how long the landlord has to return your deposit after you vacate. If the agreement is vague on this, request clearer language before signing. Disputes over deposits are one of the most common renter complaints in the country.

3. Check the Tenancy Duration and Renewal Terms

Most tenancy agreements in Malaysia run for one year, with an option to renew. Read the renewal clause carefully — some agreements allow the landlord to increase rent upon renewal without a cap, while others lock in the rate. Also check the notice period required from both sides if either party wants to end the tenancy early. A standard clause is two months’ notice, but this varies. Knowing your exit options upfront saves a lot of stress later.

4. Clarify Maintenance Responsibilities

Who fixes the air conditioner if it breaks down? Who pays if a pipe bursts? Tenancy agreements should spell out which repairs fall to the landlord and which are the tenant’s responsibility. Generally, structural issues and major appliances are the landlord’s responsibility, while minor day-to-day maintenance falls on the tenant — but this isn’t always clearly written. If the agreement is silent on maintenance, ask for it to be addressed before you sign.

5. Look for Restriction Clauses

Looking for a well-managed rental property in Kuching?
TSW’s developments offer quality units with clear tenancy processes and responsive management. Contact us at 082-230-030 or tsws@tswproperties.com to find out more.