Can I renew the tenancy agreement myself without an agent?
Yes. There is no legal requirement to use an agent to renew a tenancy agreement in Malaysia. If the landlord and tenant agree to continue on the same terms, either party can prepare a renewal memorandum (or a fresh agreement), sign it, and stamp it themselves through e-Duti Setem on MyTax — the only legally compulsory step is the stamping. SPEEDHOME tenancy records show the median DIY renewal on a RM2,000/month unit costs RM288–RM298 to stamp (duty on first copy plus one additional stamped copy), versus agent quotes of RM750–RM1,200 for the same job.
An agent is a convenience, not a requirement. For a straight renewal where rent and terms are unchanged, the document work is light: a renewal clause or a short addendum referencing the original agreement, the new term, the new start date, and any rent change. The part that actually carries legal weight is paying the stamp duty to LHDN — an unstamped agreement is inadmissible as evidence until the duty plus any penalty is paid.
Use the tenancy agreement stamp duty calculator to get the exact duty before you sign, then stamp through e-Duti Setem.
The calculator
Use the SPEEDHOME Tenancy Agreement Stamp Duty Calculator to enter your monthly rent and the new term length (1 year, 1–3 years, 3–5 years, or over 5 years). The tool applies the Finance Act 2024 rate band, divides annual rent by RM250, multiplies by the band rate, rounds up, and shows the duty on the first stamped copy plus RM10 for each additional copy you want stamped.
The calculator exists precisely for the DIY case this page is about: before you renew without an agent, you need to know what you owe so you can budget the stamping alongside the renewal. This is the how to stamp a tenancy agreement online in Malaysia walkthrough's companion tool.
Worked example: renewing a tenancy at RM2,000/month
At RM2,000/month the stamp duty is RM96 for a 1-year renewal, RM288 for a 2-year renewal, and RM480 for a 4-year renewal (all on the first stamped copy). Annual rent is RM24,000; divided by RM250 gives 96 units, which is multiplied by the band rate (RM1 / RM3 / RM5) set by the new term.
| Item | Value | Notes |
|---|---|---|
| Monthly rent | RM2,000 | Renewal rent |
| Term | 2 years | Falls in the 1–3 year band |
| Annual rent | RM24,000 | RM2,000 × 12 |
| Units of RM250 | 96 | RM24,000 ÷ RM250 |
| Band rate | RM3 per RM250 | 1–3 year band, Finance Act 2024 |
| **Duty on first copy** | **RM288** | 96 × RM3 |
| Each additional copy | RM10 | Optional extra stamped copies |
| **Two stamped copies (landlord + tenant)** | **RM298** | RM288 + RM10 |
The same RM2,000/month rent across the other bands works out to:
| Renewal term | Band (Finance Act 2024) | Rate per RM250 | Duty on first copy |
|---|---|---|---|
| 1 year | 1 year or less | RM1 | RM96 |
| 2 years | Over 1 to 3 years | RM3 | RM288 |
| 4 years | Over 3 to 5 years | RM5 | RM480 |
The full annual rent is taxable from the first ringgit. The former RM2,400 annual-rent exemption was removed in January 2025 under the Finance Act 2024, so a low-rent renewal is no longer duty-free the way older guides still claim.
How the stamp duty is calculated
Stamp duty follows the Finance Act 2024 scale: RM1 / RM3 / RM5 / RM7 per RM250 of annual rent, set by the lease duration. Since January 2026 stamping is done through e-Duti Setem on MyTax (mytax.hasil.gov.my), which replaced the old STAMPS portal.
| Tenancy duration | Rate per RM250 of annual rent (Finance Act 2024) |
|---|---|
| 1 year or less | RM1 |
| Over 1 year to 3 years | RM3 |
| Over 3 years to 5 years | RM5 |
| Over 5 years | RM7 |
The calculation is mechanical: take annual rent, divide by 250, round any fraction up to a whole unit, multiply by the band rate, and that is the duty on the first stamped copy. RM10 is charged for each extra copy you ask LHDN to stamp.
Renewing yourself: the practical steps
- Agree the renewal terms with the other party — same rent and term, or the new figures. If anything material changes (rent, term, names), prepare a fresh agreement; if only the term extends, a short renewal addendum referencing the original agreement is enough.
- Draft the document. Use your existing tenancy agreement as the base. See what to include in a tenancy agreement in Malaysia for the clauses that should carry over.
- Sign and date both copies (landlord's and tenant's).
- Run the duty through the stamp duty calculator so you know the amount before you log in.
- Stamp through e-Duti Setem on MyTax — assess, pay, and receive the stamp certificate. Stamping should be done within 30 days of execution.
Who pays, and what if you stamp late
By convention the tenant pays stamp duty if the agreement is silent, but this is negotiable — many renewals split it or the landlord covers it to keep a good tenant. On a renewal this is worth stating explicitly in the addendum so there is no ambiguity.
Late stamping carries a penalty: RM50 or 10% of the duty (whichever is higher) if stamped within three months of the due date, and RM100 or 20% (whichever is higher) beyond three months. An unstamped agreement is inadmissible as evidence in court until the duty and penalty are paid — the legal risk of skipping stamping is real, not theoretical.
The SPEEDHOME angle: when DIY renewal is the wrong call
DIY renewal is right when nothing has changed. The moment rent, term, tenant identity, or clauses move, a free template stops being enough — and a poorly drafted renewal can cost more than the agent fee you saved.
Two cases where you should not DIY:
- Anything has materially changed. A rent revision, an added tenant (see the rules on adding a partner to a tenancy agreement), a sub-letting clause, or a deposit adjustment all need the clauses drafted correctly, not just stamped. A renewal addendum that silently contradicts the original agreement is a common source of later disputes.
- You want the stamping handled end-to-end. For SPEEDHOME customers, SPEEDSIGN is a flat-fee digital service (RM449 + SST, available to SPEEDHOME customers) that covers the agreement and the stamping as one workflow with stamping turnaround within seven working days — see the SPEEDHOME platform page for current pricing and scope. The DIY administrative load is optional rather than required.
For landlords running multiple renewals, the SPEEDHOME managed landlord service keeps the renewal paperwork, stamping records, and tenancy documents consistent across units — the part that breaks first when you DIY at volume.
Frequently asked questions
Do I legally need an agent to renew a tenancy agreement in Malaysia?
No. There is no statutory requirement to use an agent for a renewal. The landlord and tenant can prepare, sign, and stamp the document themselves. The only legally compulsory step is paying the stamp duty to LHDN through e-Duti Setem on MyTax.
Can I just reuse the old tenancy agreement for a renewal?
Only if nothing has changed. If the rent, term, or parties are the same, a short renewal addendum referencing the original agreement and stating the new term is enough. If anything material changed, prepare a fresh agreement so the clauses do not contradict each other.
Where do I stamp the renewed tenancy agreement myself?
Through e-Duti Setem on MyTax (mytax.hasil.gov.my), which replaced the STAMPS portal from January 2026. Assess the duty, pay online, and receive the stamp certificate. You do not need to visit a branch or use an agent to submit it.
How much is stamp duty on a renewal?
It follows the same Finance Act 2024 scale as a new agreement: RM1/RM3/RM5/RM7 per RM250 of annual rent, set by the new term's duration. A 2-year renewal at RM2,000/month is RM288 on the first copy plus RM10 for each extra stamped copy. The former RM2,400 exemption was removed in January 2025.
What happens if I renew but do not stamp the agreement?
An unstamped agreement is inadmissible as evidence in court until the duty plus penalty is paid. See the late-stamping rules above — RM50 or 10% within three months, RM100 or 20% beyond three months, whichever is higher. Stamping within 30 days avoids the penalty entirely.
Who pays stamp duty on a renewal — landlord or tenant?
By convention the tenant pays if the agreement is silent, but it is negotiable. On a renewal especially, state who pays directly in the addendum so there is no ambiguity — many landlords cover it to retain a reliable tenant.