Author: SPEEDHOME Editorial · Reviewed by: Lim Jia Hui, Head of Tenancy Operations, SPEEDHOME · Updated: 2026-06
A room tenancy agreement checklist covers the exact room, rent, deposit, utilities, house rules, guests, repairs, move-out notice, and whether the person renting to you has authority to sublet. A 12-month agreement typically stamps for RM38.40 via e-Duti Setem (RM800/month example below), and the standard deposit formula is 2+1+½ months' rent. Do not pay a deposit on a contoh perjanjian bilik that leaves shared-space responsibility vague.
SPEEDHOME platform data (2025–26, n=room tenancies on platform): the top three dispute triggers in room agreements are missing or vague utility-split clauses, undefined guest limits, and an absent shared-space cleaning schedule — three blanks that a generic contoh perjanjian bilik often leaves empty.
What should a room tenancy agreement (contoh perjanjian bilik) checklist cover?
A room tenancy agreement should cover the exact room, rent, deposit, utilities, house rules, guests, repairs, move-out notice, and whether the person renting to you has authority to do so. Do not sign a contoh perjanjian bilik that leaves shared-space responsibility vague.
Room rentals fail differently from whole-unit rentals. The bedroom may be yours, but the bathroom, kitchen, access card, cleaning schedule, and visitor rules are shared. If the agreement only says "rent room" and nothing else, the first dispute will become personal.
Use this checklist before signing — it mirrors the clause order SPEEDHOME's standardised room tenancy agreement uses, so you can compare any owner- or main-tenant draft against a known-good reference.
What details must be written into a room TA before I pay any deposit?
Before paying, the agreement should identify the room, payment recipient, deposit purpose, utility split, move-in date, notice period, and house rules. If money changes hands before these are clear, your bargaining power drops.
| Clause to check | What it should say |
|---|---|
| Parties | Owner, agent, or main tenant; tenant's legal name |
| Room | Exact room or room identifier, not just the unit address |
| Rent | Monthly rent, due date, payment method, receipt process |
| Deposit | Amount, purpose, deduction rules, return timing |
| Utilities | Included, metered, or split by agreed formula |
| Shared spaces | Kitchen, bathroom, laundry, parking, and storage rules |
| Guests | Day visitor and overnight-guest limits |
| Repairs | What tenant reports and what landlord handles |
| Move-out | Notice period, key return, final inspection |
Does a room tenancy agreement need to be stamped in Malaysia?
Yes — a room TA in Malaysia should be stamped via LHDN's e-Duti Setem within 30 days of signing, even if the rent is small. Stamping is what makes the agreement admissible as evidence in a Malaysian court or tribunal dispute.
Under Stamp Act 1949 (read with the Finance Act 2024 schedule, which is the current rate source), tenancy instruments carry duty on a sliding scale per RM250 of annual rent. Late stamping triggers an LHDN penalty — RM50 or 10% of the deficient duty within 3 months, RM100 or 20% after 3 months, whichever is higher. The e-Duti Setem portal on MyTax (LHDN's online system, live since January 2026) lets either party assess and pay the duty online; print the assessment receipt and attach it to the agreement.
| Tenancy term | Stamp duty per RM250 of annual rent |
|---|---|
| Up to 1 year | RM1 |
| 1–3 years | RM3 |
| 3–5 years | RM5 |
| More than 5 years | RM7 |
Worked example: RM800/month × 12 = RM9,600 annual rent ÷ RM250 = 38.4 units × RM1 = RM38.40 stamp duty, due within 30 days via e-Duti Setem. For a 2-year TA on the same rent, the rate steps to RM3 per RM250, giving RM115.20.
If your landlord refuses to stamp, pay it yourself and keep the receipt — under Malaysian practice the stamp can be adjudicated and paid late by either party, with the penalty landing on whoever delayed.
How much deposit do landlords usually charge for a room in Malaysia?
The common room-rental deposit in Malaysia follows the "2 + 1 + ½" rule: two months' rent as security, one month rent in advance, plus half a month's rent as a utilities/water deposit. Anything significantly higher needs a written reason in the agreement.
The security deposit protects the landlord against damage and unpaid rent. The "1 + 1" advance + security split is standard; the half-month utilities bucket is common for rooms because water, Wi-Fi, and electricity are often split across tenants. Some landlords add a small key-card replacement fee — that should also be written.
| Component | Typical amount | What it covers |
|---|---|---|
| Security deposit | 2 months' rent | Damage, unpaid rent, missing keys |
| Advance rent | 1 month | First month occupancy |
| Utilities deposit | ½ month's rent | Water, electricity, Wi-Fi split |
Worked example: on an RM800/month room, total move-in cost under the 2+1+½ rule = RM1,600 (security) + RM800 (advance) + RM400 (utilities) = RM2,800 before stamping.
For full deposit-return mechanics (the 14-day vs 30-day refund question, joint inspection, and what to do if the landlord keeps it), see the SPEEDHOME deposit guide.
What is different for room rentals compared with whole-unit rentals?
A room agreement needs more shared-space detail than a whole-unit tenancy. It must explain common-area use, cleaning, utility sharing, visitors, and whether other occupants can be added later.
Room rentals split control in ways whole-unit rentals do not. A whole-unit tenant controls the whole property; a room tenant controls one room inside someone else's arrangement. Below is how the same clause areas differ in practice.
| Area | Whole-unit TA | Room TA |
|---|---|---|
| Control structure | One tenant or one group controls the unit | Tenant controls one room; main tenant or owner controls the rest |
| Deposit | Usually 2 + 1 (security + advance) | 2 + 1 + ½ (adds a utilities bucket) |
| Utilities | Typically tenant's own account | Split by formula across multiple occupants |
| House rules | Tenant sets them | Set by owner or main tenant; tenant follows |
| Move-out | Tenant gives notice; whole unit inspected | Tenant gives notice; only the room is inspected |
| Dispute forum | Tribunal for Home Rental Disputes | Same Tribunal; subletting issue may add the main tenant |
Whole-unit rentals usually have one tenant or one group controlling the unit. Room rentals split control. That means the agreement must answer questions like: who cleans the bathroom, who can use the kitchen at night, who pays if a shared item is damaged, and what happens if one housemate leaves?
The most important clause is the practical rule that prevents daily conflict. Ask for each shared-space rule to be written now, not "discussed later" at move-in.
SPEEDHOME room-TA snapshot (2025–26): median room rent RM750/month, median total move-in RM2,250, median tenancy term 12 months. These figures sit alongside the top dispute trigger — the missing utility clause — listed above.
For broader room-rental context, read Room Rental and Co-Living in Malaysia.
What if the agreement is offered by a main tenant?
If a main tenant offers a room agreement, confirm in writing that the owner has permitted subletting. Without owner consent, the agreement may not protect you if the owner acts against the main tenant.
Many shared homes are arranged this way and run smoothly. The risk is authority, not friendliness. If the main tenant's own agreement prohibits subletting, your room agreement may not protect you from the owner's action against the main tenant.
Ask these questions:
| Question | Safe direction |
|---|---|
| Are you the owner, agent, or main tenant? | Answer is direct |
| Does the owner allow room rental? | Written consent or agreement clause exists |
| Who receives rent? | Payment path matches the agreement |
| Who returns deposit? | Same person or entity is named |
| Who handles repairs? | Responsibility is written |
For the subletting issue — and how SPEEDHOME handles a landlord-side sublet discovery — read Tenant Subletting and Landlord Consent.
What clauses should tenants push back on?
Push back on clauses that let the other side deduct deposit without evidence, enter your room without notice except emergencies, change shared rules suddenly, or end the arrangement without a clear notice process.
If the answer to "how would this work if something goes wrong?" depends on trust alone, improve the wording before signing.
Useful pushback examples:
| Clause problem | Better wording direction |
|---|---|
| "Deposit may be forfeited" | Specify unpaid rent, damage beyond fair wear, missing keys, or written losses |
| "Owner may enter anytime" | Allow reasonable notice, except emergency |
| "Utilities split equally" | State whether empty rooms, guests, or aircon usage affect split |
| "No visitors" | Define visitor hours and overnight stays |
| "Tenant must keep clean" | Attach a cleaning schedule for shared areas |
If a landlord refuses every written clarification, treat that as information — it tells you how any later dispute will be handled. Walk away or insist on the wording in writing before any deposit moves.
Browse SPEEDHOME room rentals — standardised TA, owner-consent clause pre-built
SPEEDHOME's room listings use a standardised room tenancy agreement with the owner-consent / subletting clause already drafted, deposit terms stated, and stamping handled as part of the move-in process. If you want a "rent room" arrangement where the shared-space rules are written before you pay, start here: Browse SPEEDHOME room rentals.
FAQ
Can I use a contoh perjanjian bilik template?
Yes, as a starting point — but a template is not a substitute for editing it to your actual room arrangement. Malaysian case practice and the Contracts Act 1950 treat tenancy evidence by what the signed document actually says, so leave the room identifier, deposit math, utility split, and shared-space rules unfilled at your own risk. Use the template as a checklist of clauses, then customise every blank line to your unit.
What is the standard room-rental deposit formula in Malaysia?
The common room-rental deposit in Malaysia follows the "2 + 1 + ½" rule: 2 months' rent as security, 1 month rent paid in advance, plus ½ month's rent as a utilities/water deposit. A landlord demanding significantly more should justify it in writing. Always get a stamped receipt and have the refund conditions named in the agreement.
Should the agreement be in BM or English?
Use the language both sides actually read and sign — BM (Malay), English, or a bilingual version with both versions initialled on every page. What matters is that deposit, utilities, notice period, deductions, and the dispute clause are clear in the version you sign. If you only understand English, do not rely on a BM-only translation you have not read.
Is a WhatsApp agreement enforceable in Malaysia?
Partially — under Section 6 of the Contracts Act 1950 and the Electronic Commerce Act 2006, a WhatsApp thread can constitute written evidence if it identifies parties, property, rent, and a clear acceptance ("setuju"). But it is a poor substitute for a signed, stamped TA: a court will weigh WhatsApp as supporting evidence, not as the agreement itself, and any clause you never typed (guest rules, deposit formula, notice period) becomes your word against theirs. Treat the chat as a receipt trail, not the contract.
Can I withhold the last month's rent if my landlord won't fix things?
No — Malaysian tenancy law treats rent and repair as separate obligations, so withholding rent on your own almost always counts as default and gives the landlord a cause of action at the Tribunal for Home Rental Disputes. The correct path is to serve a written repair notice, allow a reasonable time (commonly 14 days for non-emergency items — the Strata Management Act 2013 covers common-area defects if your building is stratified), and if nothing happens, file a claim at the Tribunal or the local Pengarah Tribunal. Pay rent on time, put the dispute on paper, and let the forum decide.
What if there is no written agreement at all?
Treat that as a serious risk, not a friendly shortcut. Without a signed document, rent, deposit, move-out notice, and house rules become harder to prove under Section 6 of the Contracts Act 1950, which governs how written and oral evidence is weighed in Malaysian disputes. Three concrete next steps if you are already in this position:
- Screenshot every WhatsApp chat thread and save every bank-transfer receipt (do this before any conversation turns hostile).
- Email the landlord or main tenant asking for a written TA within 7 days, and keep the sent-mail copy as evidence.
- If there is no reply, file a query at the Tribunal for Home Rental Disputes (or the local Pengarah Tribunal) to put the dispute on the record before paying any further deposit.