Rent agreement registration: when it is compulsory, and what it costs by state
By Giridhar Reddy, founder of Domvio, Bengaluru
Published
Registration is compulsory in India for a lease of more than a year, a lease from year to year or one reserving a yearly rent, under the Registration Act, 1908. An 11-month agreement need not be registered in most states, but Maharashtra and Tamil Nadu register every tenancy. Notarising an agreement is not registration.
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.
When is registration of a rent agreement compulsory?
- Leases over a year. Section 17(1)(d) of the Registration Act, 1908 makes registration compulsory for leases of immovable property from year to year, for any term exceeding one year, or reserving a yearly rent. Section 107 of the Transfer of Property Act, 1882 says such leases can be made only by a registered instrument.
- Shorter agreements. A lease of 11 months, or any term up to a year, is outside that rule, which is why the 11-month agreement is so common. See why rent agreements are made for 11 months.
- States that register everything. Maharashtra requires every leave and licence agreement to be in writing and registered, whatever its term (Maharashtra Rent Control Act, section 55). Tamil Nadu requires every tenancy agreement to be registered with the Rent Authority. States that adopt the Model Tenancy Act ask for agreements to be reported to a Rent Authority.
What happens if a lease that needs registration is not registered
Under section 49 of the Registration Act, an unregistered document that had to be registered does not affect the property and cannot be received as evidence of the lease, except for limited collateral purposes. In practice, terms such as a long lock-in or a fixed rent for years may be hard to enforce. Ask a lawyer before signing a long lease without registering it.
Registered versus notarised rent agreement
| Registered | Notarised | |
|---|---|---|
| Who does it | The sub-registrar, or the state's Rent Authority or online leave and licence system | A notary appointed under the Notaries Act, 1952 |
| What it proves | That the document is entered in the public record, with the parties identified | That the notary verified who signed it |
| Stamp duty | Must be paid at the state's rate | Must still be paid at the state's rate; a notary's stamp is not stamp duty |
| Fees | Registration fee by state (table below) | The notary's fee |
| When it is enough | Always meets the legal requirement | Only where registration is not compulsory, such as an 11-month lease in most states |
So a notarised 11-month agreement on stamp paper of the right value is common and lawful in most states. A notarised two-year lease is not a substitute for registration.
Rent agreement registration charges by state
| State | Must an 11-month agreement be registered? | Registration fee | Stamp duty and calculator |
|---|---|---|---|
| Karnataka | Not compulsory for an agreement of 11 months. Leases of more than a year must be registered. | ₹5 for every ₹1,000 or part, minimum ₹200 (only if you register) | Stamp duty in Karnataka: 0.5%, capped at ₹500 |
| Maharashtra | Compulsory for every leave and licence agreement, whatever its term (Maharashtra Rent Control Act, 1999, section 55). It can be done online. | ₹1,000 in urban areas, ₹500 in rural areas, plus ₹300 document handling charge | Stamp duty in Maharashtra: 0.25%, minimum ₹100 |
| Telangana | Not compulsory for an agreement of 11 months. Leases of more than a year must be registered. | 0.2% of the same value the stamp duty is charged on | Stamp duty in Telangana: 0.4% |
| Tamil Nadu | Compulsory for every tenancy agreement, whatever its term: register it with the Rent Authority within 90 days of signing. | No fee for Rent Authority registration; a ₹100 service charge for the online service | Stamp duty in Tamil Nadu: 1% (₹1 for every ₹100 or part) |
| West Bengal | Not compulsory for an agreement of 11 months. Leases of more than a year must be registered. | Charged under Article A(1) of the state's Table of Fees; we could not confirm the value it is worked out on for a lease, so check on e-Nathikaran | Stamp duty in West Bengal: About 4%: the same duty as a bond |
Not in the table yet: Delhi, Uttar Pradesh, Haryana. We could not confirm their lease rates from an official page when we checked, so we have left them out rather than quote a private guide. Compare every state on the stamp duty on rent agreement page.
How to register a rent agreement
Agree the terms and draft the agreement
Rent, deposit, term, lock-in and notice. Start from our rent agreement format or the rent agreement generator.
Pay the stamp duty
By e-stamp, franking or the state's online challan, for the amount your state charges. The stamp duty calculator works it out.
Use your state's registration route
Karnataka: Kaveri 2.0, with a slot at the sub-registrar's office. Maharashtra: online leave and licence e-registration through IGR. Tamil Nadu: the online tenancy portal, within 90 days of signing. Telangana and West Bengal: the sub-registrar or the state's online system. The state pages link the official portals.
Owner, tenant and witnesses identify themselves
Usually with ID proof and photographs, in person or by Aadhaar-based verification where the state's online system allows it. Check the portal's list before you go.
Keep the registered copy
Store it with the tenant's KYC and rent receipts. You will need all three if there is ever a dispute.
Keep the registered agreement where you collect rent
Domvio stores each tenant's lease and KYC documents, sends WhatsApp rent reminders with a UPI link to your own account, and sends a PDF receipt for every payment you confirm. It does not draft, stamp or register agreements. See the rent collection app.
Sources and date checked
- Registration Act, 1908 (India Code)
- Transfer of Property Act, 1882 (India Code)
- Notaries Act, 1952 (India Code)
- Maharashtra Rent Control Act, section 55 (AdvocateKhoj copy)
- Karnataka Department of Stamps and Registration: stamp duty and registration fees
- IGR Maharashtra leave and licence stamp duty calculator
- Telangana Registration and Stamps Department: Ready Reckoner (stamp duty, transfer duty, registration fee)
- Tamil Nadu tenancy portal (Housing and Urban Development Department): FAQs
- Directorate of Registrations and Stamp Revenue, West Bengal: rates of stamp duty and registration fees
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 registration of an 11-month rent agreement compulsory?
Not under the central Registration Act, which covers leases over a year. But Maharashtra requires every leave and licence agreement to be registered, and Tamil Nadu every tenancy agreement, whatever the term.
Is a notarised rent agreement valid?
Yes, for an agreement that does not need registration, such as an 11-month lease in most states, provided the right stamp duty is paid. Notarisation does not replace registration where it is compulsory.
What are the rent agreement registration charges in Karnataka?
₹5 for every ₹1,000 or part of the value, minimum ₹200, according to the Karnataka IGR fee table, plus stamp duty. You pay it only if you register, which is compulsory for leases over a year.
Can I register a rent agreement online?
In Maharashtra, leave and licence agreements can be registered fully online through IGR. Tamil Nadu registers tenancies on its online portal. Karnataka's Kaveri 2.0 takes the details and fees online and books a sub-registrar slot.
Who pays for registration, owner or tenant?
No central law fixes it. Owners and tenants often split the stamp duty and fees. Write what you agree into the agreement.
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.