Model Tenancy Act, 2021: what it says and whether it applies to you
By Giridhar Reddy, founder of Domvio, Bengaluru
Published
The Model Tenancy Act, 2021 is a template law that the Union Cabinet approved on 2 June 2021 for states to adopt. It binds a state only once that state passes its own law. It asks for written agreements reported to a Rent Authority, caps home deposits at two months' rent and sets up fast rent courts.
This is a sample for general information, not legal advice. Laws differ by state. It has not yet been reviewed by a lawyer. Have a lawyer examine it for your situation before you use or rely on it.
Is the Model Tenancy Act law in my state?
Not automatically. The Cabinet approved the Act "for circulation to all States / Union Territories for adaptation by way of enacting fresh legislation or amending existing rental laws" (PIB, 2 June 2021). Until your state legislates, your state's own rent law and the Transfer of Property Act, 1882 apply, not the model Act.
| When | What was reported | Source |
|---|---|---|
| July 2022 | Andhra Pradesh, Tamil Nadu, Uttar Pradesh and Assam had revised their tenancy laws on the lines of the model Act | PIB, Rajya Sabha reply |
| August 2025 | Assam, Arunachal Pradesh, Andaman and Nicobar Islands, Dadra and Nagar Haveli and Daman and Diu, and Lakshadweep had adopted laws based on it; Andhra Pradesh, Tamil Nadu, Uttarakhand and Uttar Pradesh had laws based on an earlier draft | Free Press Journal report of a Rajya Sabha reply |
Karnataka, Delhi and Maharashtra
We found none of the three on either list. Karnataka's rent law is still the Karnataka Rent Act, 1999; the Karnataka Rent (Amendment) Bill, 2025 replaces jail terms with penalties and does not adopt the model Act. Posts about "new rent rules 2026" that quote the model Act's deposit cap describe a template, not the law in these states.
What the Model Tenancy Act says
These are the main provisions as summarised by PRS Legislative Research. A state that adopts the Act can change any of them, so read your state's own law.
| Topic | What the model Act provides |
|---|---|
| Written agreement | No letting without a written agreement. Landlord and tenant inform the Rent Authority within two months, and it issues a unique ID. Covers residential, commercial and educational premises |
| Security deposit | At most two months' rent for homes and six months' rent for other premises, refunded when the tenant hands over vacant possession, after due deductions |
| Rent revision | Set out in the agreement. If there is a dispute, the Rent Authority can fix the revised rent on application |
| Repairs | Shared as the agreement says. PRS gives structural repairs and whitewashing as the landlord's job, and drain cleaning, geyser repairs and kitchen fittings as the tenant's |
| Subletting | Only with a supplementary agreement, reported to the Rent Authority |
| Essential supplies | A landlord or property manager may not withhold them. The Rent Authority can order them restored and impose a penalty |
| Eviction grounds | Include refusing to pay agreed rent, not paying rent for two consecutive months or more, parting with possession without written consent, misuse after written notice, and structural changes without consent |
| Tenant who overstays | Twice the monthly rent for the first two months, then four times the monthly rent until the tenant leaves |
| Where disputes go | Rent Authority, then Rent Court and Rent Tribunal. Civil courts do not hear these cases. Rent courts aim to decide non-payment cases within 90 days |
A law firm's commentary adds three points the PRS summary leaves out: the Act is meant to apply prospectively, to new tenancies; where an agreement says nothing about rent revision, the landlord gives three months' written notice of the new rent; and the landlord gives at least 24 hours' written or electronic notice before entering for repairs or inspection.
What it means for a landlord
- In a state that has adopted it: follow your state's version. Report every new agreement to the Rent Authority on time, keep the deposit within the cap, and go to the Rent Authority, not a civil court, for disputes.
- In a state that has not: the model Act is still a good checklist for a fair agreement. A written agreement, a deposit refunded on handover with listed deductions, a written notice before rent changes and before you visit all reduce disputes. See the rent agreement format.
- Either way: you cannot evict a tenant yourself or cut water and electricity. Read landlord rights in India and, if rent has stopped, tenant not paying rent.
Two months of unpaid rent should never surprise you
Under the model Act, two consecutive months of unpaid rent is a ground for eviction, so you need to know the day a payment is missed. Domvio sends each tenant a WhatsApp reminder before rent is due, with a UPI link to your own account, and shows who is paid, pending and overdue. See the rent collection app.
Sources and date checked
- PIB, 2 June 2021: Cabinet approves the Model Tenancy Act
- PIB, 25 July 2022: Rajya Sabha reply on states that adopted the Model Tenancy Act
- Free Press Journal: August 2025 Rajya Sabha reply on Model Tenancy Act states (news report)
- PRS Legislative Research: Model Tenancy Act, 2021 summary
- Mondaq: analysis of the Model Tenancy Act (law firm commentary)
- Karnataka Rent (Amendment) Bill, 2025 (PRS)
- Transfer of Property Act, 1882 (India Code)
We last checked these on 21 October 2026. Laws are amended and courts reinterpret them, so have a lawyer confirm the current text before you rely on any section number.
Frequently asked questions
Is the Model Tenancy Act applicable in Karnataka?
We found no Karnataka law adopting it as of October 2026. Tenancies in Karnataka are governed by the Karnataka Rent Act, 1999 where it applies, and otherwise by the agreement and the Transfer of Property Act.
What is the security deposit limit under the Model Tenancy Act?
Two months' rent for residential premises and six months' rent for non-residential premises, in states that adopt the Act. Elsewhere no central law caps the deposit.
Does the Model Tenancy Act apply to existing tenancies?
A law firm's commentary describes it as prospective, for new tenancies. Each adopting state decides this in its own law, so check your state's Act.
Can a landlord evict a tenant under the Model Tenancy Act?
Yes, through the Rent Court, on grounds such as not paying rent for two consecutive months or more or subletting without consent. Not by changing locks or cutting supplies.
Stop chasing rent every month
Domvio reminds your tenants on WhatsApp, takes rent straight to your UPI ID and sends PDF receipts automatically. Free during early access.