Get the free tenancy agreement template in editable Word (DOCX) and printable PDF formats by email. Both versions include the agreement, an inventory schedule and a stamping checklist. Edit the Word version before sharing it with the other party; use the PDF as a print reference.
The English template is a starting point for a residential tenancy of up to three years in Peninsular Malaysia. Agree every blank and clause before signing. For Sabah, Sarawak, company parties or unusual terms, obtain local legal advice. For detailed negotiation guidance, use the rental agreement clauses checklist.
Preview the template
| File section | Fields to complete |
|---|---|
| Parties and property | Names, identity details, address, parking, and permitted occupants |
| Rent and term | Monthly rent, payment date, start date, end date, and renewal terms |
| Deposits and repairs | Agreed amounts, deductions, repair duties, and refund process |
| Access and termination | Notice method, access appointments, and agreed exit terms |
| Schedule A | Item, quantity, condition, photograph reference, meters, keys, and signatures |
| Return record | Condition changes, final bills, deposit balance, and unresolved items |
The Word and PDF files contain the same reference template. The Word file permits edits; the PDF supplies a print reference. The sample fields below show the inventory structure.
| Item / location | Quantity | Condition / photograph reference |
|---|---|---|
| [Item] | [Quantity] | [Condition and photograph] |
Request both files by email, then estimate the tenancy stamp duty.
Get the free Word + PDF tenancy template
Receive the editable DOCX and printable PDF by email. Both files include the inventory schedule and stamp duty checklist. The documents are in English.
Sign up for an email with the requested download link, plus eight follow-up welcome emails over 8 weeks. Unsubscribe anytime.
For a specific situation, use the room rental clauses and house rules, renewal checklist and sample request, or termination notice samples and handover checklist. The downloadable files are the general residential template; adapt them to the arrangement you agree.
How to use your template
- Download and edit the Word file; replace every bracketed field.
- Agree the rent, deposits, repair allocation and termination terms with the other party.
- Complete and sign the inventory, keeping dated handover photographs.
- Check the agreement, sign it and calculate the tenancy stamp duty.
- Follow the e-stamping steps and keep the certificate with the signed agreement.
Check the contract and its scope
Section 10 of the Contracts Act 1950 states general requirements for enforceable contracts. Check capacity, free consent, lawful consideration, and lawful purpose. Confirm the landlord's ownership or authority separately.
The template covers an ordinary residential tenancy of up to three years in Peninsular Malaysia. Obtain local advice for longer terms, company parties, Sabah, Sarawak, or unusual rights. Stamp duty does not establish that every contract term is enforceable.
Download the inventory and condition record
Download the editable Word inventory or download the printable inventory PDF.
The two-page record covers arrival and return inspections. It contains item quantities, dated photo references, meters, keys, defects, and unresolved actions. Attach the completed record to the agreement.
- Record the condition before the tenant receives the keys.
- Give both parties the same inventory and photograph references.
- Compare each item at the return inspection.
- Record disagreement beside the relevant item.
- Complete a separate deposit balance record.
A signature on the inspection record does not establish consent to every proposed charge. Record any payment agreement separately.
Use the Malay house tenancy template or Malay room rental template when those files suit the arrangement.
Essential Clauses: What Every Agreement Must Include
| Clause | Purpose | Why It Matters |
|---|---|---|
| Parties | Identifies landlord and tenant | Establishes who is bound by the agreement |
| Property description | Address, title reference, floor area | Defines exactly what is being rented |
| Rental amount and payment | Monthly rent, due date, payment method | Prevents disputes over amounts and timing |
| Tenancy period | Start date, end date, renewal terms | Sets the duration and renewal mechanism |
| Deposit structure | Security, utility, advance rent | Protects landlord against default and damage |
| Permitted use | Residential only, no subletting | Prevents unauthorized commercial use |
| Maintenance | Who repairs what | Allocates responsibility clearly |
| Termination | Notice period, early termination penalty | Defines exit conditions for both parties |
| Landlord access | Notice required for inspections | Protects tenant privacy, landlord's inspection rights |
| Governing law | Malaysian law, jurisdiction | Determines which court handles disputes |
Clause-by-Clause Guide
Parties and Property
State the full legal names and IC/passport numbers of both landlord and tenant. Include the property's full address, title reference (e.g., strata title number or lot number), and approximate built-up area. If the property is furnished, attach an inventory list as a schedule to the agreement.
Rental Terms
State the monthly rent, due date, payment method, and rental period. Agree the treatment of partial months and any late-payment term. Obtain advice about a disputed penalty.
Tenancy period and renewal
State the start and end dates. Define the renewal procedure, notice period, and method for agreement on new rent. Do not assume that renewal occurs automatically.
Termination
State any agreed early-exit right, notice method, and conditions. Record a written release when the parties agree to end the tenancy. Check compensation and deposit deductions against the agreement and applicable law.
Sections 74 and 75 of the Contracts Act 1950 address compensation and stipulated sums or penalties. Do not assume automatic forfeiture of the whole deposit.
Use the deposit refund guide for records and dispute procedure checks.
Evaluating a property? Explore ten saved asking-listing configurations with Malaysian-buyer Islamic financing assumptions and modeled balances before excluded costs, not verified profits.
Get the Free 10-Property Sample →Separate deposits and advance rent
Agree each amount and purpose. Record the receipt, permitted deductions, supporting evidence, refund date, and treatment of final bills.
| Payment | Purpose to define |
|---|---|
| Security deposit | Agreed security for relevant obligations |
| Utility deposit | Specified utility accounts and final bill procedure |
| Advance rent | Rent for an identified period |
Fictional example: The parties agree RM4,000 security, RM1,000 utilities, and RM2,000 advance rent. The initial payment is RM7,000. This example does not prescribe a compulsory deposit formula.
Arrange stamp duty
Check the actual instrument and consideration through the tenancy stamp duty guide. Use the calculator for a simple rent-only estimate. Unusual consideration or special terms can require advice.
The HASiL e-Duti Setem FAQ dated 31 December 2025 distinguishes submission and payment deadlines. Questions 18 and 19 explain the 30-day submission periods for local execution and first receipt after execution abroad.
Question 21 explains payment after the applicable BNDS or assessment notice. Do not treat the payment deadline as an extension of the submission deadline. Follow the e-Duti Setem procedure and retain the certificate.
Check common omissions
- Attach a detailed inventory with dated photographs.
- Specify permitted occupants and any restrictions on subletting or short-term use.
- Confirm the applicable property permissions and building rules separately.
- Allocate repairs and obtain consent before non-emergency work charged to another party.
- Complete notice addresses and the return procedure.
- Check the parties and payment instructions before any payment.
Obtain advice for unusual terms
A company party, disputed ownership, a long term, or a purchase option can require specialist advice. Request a written quotation for the actual scope. Do not assume a fixed legal fee from this free template.
Customizing for Furnished vs Unfurnished Properties
Unfurnished: The agreement is simpler. Focus on the structural condition, fixtures, and fittings. Include a handover checklist with photographs of the bare unit.
Partially furnished: Specify exactly what is provided (e.g., kitchen cabinets, air-conditioning units, water heater). Distinguish between items that must be returned in good condition and items considered consumable.
Fully furnished: Attach a comprehensive inventory as a schedule. Include brand names, model numbers, and condition notes. Photograph every room. Both parties sign the inventory. This protects the landlord's claim against the security deposit and protects the tenant from deductions for pre-existing damage.
For either type, include a clause requiring the tenant to return the property in the same condition as received, fair wear and tear excepted. Define "fair wear and tear" with examples if possible — this prevents disputes at checkout.
For the complete guide on landlord rights and obligations, see Tenancy Agreement Malaysia: Landlord Guide. For stamp duty specifics, see Stamp Duty on Tenancy Agreements.