Also known as 11-month rent agreement
The 11-month term exists because 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. An 11-month agreement avoids compulsory registration and the higher stamp duty attached to longer leases, though it still needs stamp duty under the state’s stamp law. Maharashtra is the main exception: under section 55 of the Maharashtra Rent Control Act, 1999, leave-and-licence agreements must be registered whatever the term.
A sound agreement covers rent and due date, deposit and deductions, escalation on renewal, lock-in, notice period, maintenance and utilities, use, subletting, and the condition of fittings. Police verification of the tenant is required or advised in many cities.
Unregistered agreements can still be relied on in court for limited purposes, but a registered one is stronger evidence if a dispute arises.
Example
An owner in Bengaluru lets a 2 BHK in HSR Layout for ₹38,000 a month. The broker drafts an 11-month agreement on e-stamp paper with a deposit, a 5% escalation on renewal, a two-month notice period and a list of fittings. The tenant’s police verification is filed online before move-in.
Figures are illustrative, not market rates.
Across India
- Maharashtra: leave-and-licence agreements must be registered regardless of term, often online.
- Elsewhere: 11-month agreements on stamp paper or e-stamp are common; longer leases need registration.
- States that adopt the Model Tenancy Act framework require tenancy agreements to be reported to a Rent Authority.
Questions about Rent agreement
Why are rent agreements made for 11 months?
Because the Registration Act makes registration compulsory for leases longer than one year. An 11-month agreement avoids that requirement in most states. Maharashtra requires registration of leave-and-licence agreements of any length.
Is an unregistered rent agreement valid?
An unregistered agreement of 11 months is valid between the parties if properly stamped. For leases longer than a year, registration is compulsory, and an unregistered document has limited value as evidence.
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