Rent Agreement for Flat in Karnataka Bengaluru Format, Stamp Duty, Rules and Complete Guide (2026)
Complete guide to rent agreement for flat in Karnataka, Bengaluru 11-month format, stamp duty slabs, e-stamp paper process, registration rules, documents needed, and 10 key FAQs. Updated April 2026.
Quick Summary: (TL; DR)
A rent agreement for a flat in Bengaluru is a written contract between landlord and tenant governed by the Karnataka Rent Control Act, 2001.
The most common format is the 11-month rental agreement which does not require registration and attracts a flat ₹200 e-stamp duty.
For leases of 12 months or more, registration at the SRO is mandatory. Stamp duty for leases above 11 months is 1% of total rent for 1 to 10 years.
From July 1, 2025, all rental agreements must be digitally stamped using e-stamp paper from SHCIL or kaveri2.karnataka.gov.in physical stamp papers are no longer accepted.
Police verification of tenant is also mandatory in Bengaluru.
Why a Written Rent Agreement for Your Flat in Bengaluru Is Non-Negotiable
In March 2026 something bad happened in Bengaluru. A landlord and tenants in Kodihalli got into a fight over utility bills. The fight was so bad that three people got hurt. The problem was that they did not have an agreement on who pays what. This is an issue in Bengaluru where many people rent flats.
People often argue about maintenance, utility bills and rent increases. Bengaluru has a lot of rented houses. Over 22 lakh. This is one of the numbers in any Indian city. Every year many people move to Bengaluru for jobs in the IT sector. They all need a place to live. So the demand for rented flats is always high.
What Is a Rental Agreement for a Flat?
A rent agreement for a flat is a contract between the landlord and the tenant. It is also called a lease agreement or a leave and licence agreement. This contract sets out the rules, for the landlord and the tenant. It says what the tenant must do and what the landlord must do.
Clause | What It Defines |
Monthly rent | Fixed amount and due date each month |
Security deposit | Amount paid upfront typically 2–10 months' rent (2 months under 2026 rules) |
Lease duration | Start date, end date, and renewal terms |
Notice period | How much advance notice either party must give to terminate |
Maintenance responsibility | Who pays for routine repairs vs structural repairs |
Lock-in period | Duration during which neither party can exit without penalty |
Utility payments | Who pays electricity, water, gas, and maintenance charges |
Subletting clause | Whether tenant can sublet |
Rent escalation | Percentage increase allowed at renewal |
Eviction terms | Grounds on which landlord can seek possession |
Also Read: What Is rental agreement: Meaning, Format, Charges, etc. in Bangalore?
How Is a Rental Agreement Different from Other Property Agreements?
Agreement Type | Duration | Transfer of Ownership | Registration |
Rental/Lease Agreement | Fixed period typically 11 months | No temporary right of occupation | Not mandatory for under 12 months |
Leave and Licence | Usually up to 11 months | No licence to occupy | Optional |
Sale Agreement | Until sale deed executed | No promise to sell | Optional (recommended for large amounts) |
Sale Deed (Outsale Deed) | Permanent | Yes full ownership | Mandatory |
Long-term Lease (Pagdi) | 2–5 years | No leasehold occupation | Mandatory if above 11 months |
The 11-month format is what people in Bengaluru like to use. This is because it does not need to be registered so people do not have to pay for that. The 11-month format is still a contract that is written down. People in Bengaluru like the 11-month format because it is a way to have a contract without the extra cost of registration. The 11-month format is a contract that works well for people, in Bengaluru.
Also Read: What is Leave and Licence Agreement in Bangalore?
What Are the New Rules for Rent Houses in Bengaluru (2026)?
Under the Karnataka Rent (Amendment) Act, 2026 (aligned with the Model Tenancy Act framework):
New Rule | What Changed |
Security deposit cap | Maximum 2 months' rent for residential, 6 months for commercial |
Rent increase | Landlord must specify rent escalation in the agreement cannot increase arbitrarily mid-term |
Written agreement mandatory | All tenancies must have a written agreement filed with the Rent Authority |
Registration requirement | Agreements must be digitally stamped and submitted to the online Rent Authority portal within 60 days |
Eviction grounds | Landlord can evict for non-payment (2+ months), misuse of premises, or refusal to vacate |
Utility services | Landlord cannot cut water, electricity, or sanitation even during a dispute |
Overstay penalty | Tenant refusing to vacate after expiry: landlord can claim double rent for first 2 months, then 4× rent |
Police verification | Tenant police verification mandatory through Karnataka Police e-Services portal |
Need Help? Consult Our Lawyer today for a Legal Clarity.
What Is the Stamp Duty for Rental Agreement in Karnataka?
Lease Duration | Stamp Duty | Registration Required? |
Up to 11 months | Flat ₹200 (e-stamp paper) | No |
1 to 10 years (12 months+) | 1% of total rent for the entire period | Yes at SRO |
10 to 20 years | 2% of total rent for the entire period | Yes |
Above 20 years | Stamp duty as per conveyance deed rates | Yes |
Important: From July 1, 2025 Karnataka will not accept stamp papers for any new rental agreement. Every rental agreement in Karnataka has to be done on an issued e-stamp certificate that you buy from the Kaveri portal or from centres that are authorised by the Stock Holding Corporation of India Ltd.
Let us take a look at how to calculate the stamp duty for an agreement that is for 11 months. The monthly rent is ₹25,000. So the annual rent will be ₹3,00,000. The stamp duty for this is a ₹200. This is because the stamp duty is capped for agreements that're under 12 months.
Now let us consider an agreement that is for 2 years.
The monthly rent is still ₹25,000. So the total rent for 2 years will be ₹6,00,000.
To calculate the stamp duty we need to find 1 per cent of ₹6,00,000 which's ₹6,000.
In addition to the stamp duty there is also a registration fee.
This fee is 1 per cent of the annual rent plus the deposit.
So for agreements in Karnataka you have to pay the stamp duty and the registration fee. The stamp duty and registration fee are important for every agreement, in Karnataka.
Also Read: Rental Agreement Charges including Stamp Duty, Registration, etc...
Who Pays for a Rental Agreement in Bengaluru?
Under the Karnataka Stamp Act, the tenant pays stamp duty by default. However, landlord and tenant can mutually agree to split the cost this agreement must be written into the rent agreement itself. In practice, Bengaluru's rental market follows varied customs:
Common Practice | Who Pays |
Standard residential rental | Tenant pays stamp duty; cost is often shared equally in practice |
Premium/furnished rentals | Landlord often bears the drafting cost |
Commercial leases | Usually specified in the agreement often split 50:50 or as negotiated |
The registration fee for leases above 11 months (if registered) is also typically shared.
Also Read: How to Cancel a Rental / Lease Agreement in Bangalore.
Is It Mandatory to Register a Rental Agreement in Karnataka?
The answer is no if the agreement is for than 12 months.. If the lease is for 12 months or more you have to register it at the Sub Registrar Office because that is what the law says under the Registration Act, 1908.If you do not register a lease that's for more than 12 months then it is a problem.
It cannot be used as the evidence in court
It does not give the landlord or the tenant complete protection
It can be. Considered invalid if someone is trying to evict the other person.
Also there are rules from the Rent Authority that started in 2026. These rules say that all rental agreements, no matter how long they are for should be uploaded to the Rent Authority website within 60 days of signing. This is so that both parties have legal protection.
Also Read: What are the New Rental Agreement Rules in India?
Format What a Rent Agreement for a Flat in Bengaluru Must Include
Essential clauses in every residential rent agreement:
Full names, Aadhaar numbers, and addresses of landlord and tenant
Property address with flat number, floor, building name, survey number
Monthly rent amount in figures and words
Security deposit amount and refund terms
Lease start date and end date (11 months from start)
Notice period for vacating (typically 1–2 months)
Lock-in period clause
Maintenance and repair responsibilities
Utility payment responsibilities (electricity, water, gas, maintenance)
Rent escalation percentage on renewal
Conditions for early termination
Prohibition on subletting without written permission
Signatures of landlord, tenant, and two witnesses (not family members)
Date and place of execution
How to Get a Rental Agreement in Karnataka Step by Step
Step 1: Agree on all terms with the landlord rent, deposit, duration, notice period
Step 2: Draft the agreement (online portals, a lawyer, or a documentation service)
Step 3: Purchase e-stamp paper of ₹200 (for 11 months) from kaveri2.karnataka.gov.in or SHCIL authorised centre
Step 4: Print the agreement on the e-stamped document with landlord, tenant, and two witness details
Step 5: Both parties sign on every page in the presence of two witnesses
Step 6: Verify the e-stamp certificate UIN (Unique Identification Number) at shcilestamp.com
Step 7: For leases above 11 months book appointment at SRO through Kaveri 2.0 and register the agreement
Step 8: Complete police verification of the tenant through the Karnataka Police e-Services portal (mandatory in Bengaluru)
Is 100 Rs Stamp Paper Valid for Rent Agreement in Karnataka?
Technically, ₹100 e-stamp paper is not wrong for very low-value, very short-term agreements. However, the widely accepted standard across Bengaluru as of 2025 is ₹200 e-stamp paper for all 11-month residential agreements. Most legal professionals and courts consider ₹200 the safe threshold. Using ₹100 may be technically acceptable in rare cases but is seen as underpaying stamp duty and can create issues in disputes.
