Tenancy Agreement Template Malaysia 2026: Free Editable Word Document

What's In This Template

This template gives you a complete, editable tenancy agreement for a Malaysian residential letting, ready to fill in and sign. It covers the tenant and landlord's details, the property address, the tenancy period, monthly rent and payment terms, the deposit breakdown, each party's obligations, and a termination clause — plus an inventory annex and signature blocks with space for a witness.

Every clause is written for a standard residential tenancy: one landlord, one tenant, a fixed term of three years or less. If your situation is more complex — a commercial unit, multiple tenants on separate leases, or a lease running past three years — treat this as a starting point and have a lawyer review the final draft.

How to Use the Template

Start by filling in the party details, the property address, the rent, and the tenancy dates, then delete any clause that doesn't apply to your situation — a template with unused placeholder text is a common source of disputes later. Attach the inventory annex once you've walked through the property. Print two original copies, have both parties sign and initial every page, and stamp the agreement within 30 days of signing.

Saving It as a PDF

Word's own “Save As” or “Export” menu converts the completed document to PDF in one step — useful once both parties have filled in their details and you want a version that won't shift formatting when opened on a different device. Keep the original Word file too: it's easier to edit if a clause needs revising before signing.

The Clauses Every Agreement Needs

A tenancy agreement is only as strong as its clauses. Beyond the basics — parties, property, rent, term — a few clauses do most of the work when something goes wrong: what happens if rent is late, who is responsible for repairs versus improvements, what counts as fair wear and tear, and how either side can end the tenancy early. Our full tenancy agreement guide walks through each of these in depth — this page keeps things brief so you can get to the download.

Deposits: What's Standard

The market convention in Malaysia is 2 months' rent as a security deposit, 1 month advance rental, and half a month for utilities — 3.5 months in total. This is practice, not law: no statute caps how much a landlord can ask for, and the figure is negotiable between both parties. Deposit deductions, by contrast, are governed by the Contracts Act 1950 and limited to proven loss — unpaid rent, damage, or outstanding utility bills, not a blanket forfeiture.

Signing and Witnessing

Both parties need to sign the agreement, and it's common practice to have a witness sign too and for both parties to initial every page — but neither is a statutory requirement for a residential tenancy of three years or less. Landlords who skip a witness aren't creating an invalid document; they're simply forgoing a step that can make a dispute easier to prove later.

Electronic signatures are generally recognised in Malaysia under the Digital Signature Act 1997 and the Electronic Commerce Act 2006, but the ECA carves out land-related documents from its scope, and whether a tenancy agreement falls inside that exclusion is unresolved. If you're considering signing electronically, confirm the position with a lawyer first — and remember that stamping is required regardless of how the agreement was signed.

Stamp Duty in Brief

Every tenancy agreement in Malaysia must be stamped, and stamp duty is calculated from the annual rent and the length of the tenancy, with a minimum of RM10 per instrument. The 30-day deadline from the date of signing hasn't changed, but the process has: since 1 January 2026, you calculate and pay through e-Duti Setem on the MyTax portal rather than the old STAMPS system. An unstamped agreement can't be used as evidence in court if a dispute reaches that stage.

For the full rate table and a calculator that works out the exact figure for your rent and term, see our stamp duty calculator.

Template Mistakes That Cost Money

The most common mistake is using a template downloaded years ago — many still reference the RM2,400 stamp duty exemption, which no longer exists, or point to a stamping portal that closed at the end of 2025. The second is treating stamping as optional: an unstamped agreement is inadmissible in court, which matters most exactly when you need it — during a dispute.

The third is skipping the inventory annex, which leaves both parties arguing from memory about the property's condition at move-in. The fourth is agreeing to changes verbally after signing and never writing them into the agreement — a verbal tenancy is technically valid under the National Land Code, but proving its terms later is the real problem, so any side agreement belongs in writing.

Do You Need a Lawyer?

For a standard residential tenancy of three years or less, no — Malaysian law doesn't require a lawyer to prepare or review the agreement, and a template covers most straightforward lettings. A lawyer earns their fee once the situation gets more complex: a commercial unit, an unusual clause, multiple tenants on the same lease, or a tenancy running past three years, which needs to be executed on Form 15A before a witness and registered at the Land Office.

If you're unsure whether your situation is straightforward, a short paid consultation before signing is cheaper than resolving a dispute after.

Frequently Asked Questions