My e-stamping was rejected by LHDN — what do I do?
Most tenancy-agreement e-stamping rejections on e-Duti Setem come from a wrong self-assessed figure, the wrong lease-duration band, a missing document field, or using the dead STAMPS portal instead of MyTax. Re-check the duty against the Finance Act 2024 scale, correct the entry on e-Duti Setem at mytax.hasil.gov.my, and resubmit. A rejection is not a fine — it just means the submission is not yet accepted.
A rejection does not start the late penalty by itself. The 30-day stamping clock runs from the date both parties signed the agreement, so the faster you fix and resubmit, the lower the chance of drifting into penalty territory. SPEEDHOME's managed tenancy data shows duty-band and annual-vs-monthly-rent errors are the two most common self-assessment mistakes landlords and tenants make on a first submission.
The calculator — re-check the duty LHDN expects
Before you resubmit, recompute the duty with the current Finance Act 2024 scale so the figure you enter matches what e-Duti Setem will accept. The tool applies the same RM1 / RM3 / RM5 / RM7 per RM250 logic the system expects you to self-assess.
Tenancy Agreement Stamp Duty Calculator
Enter the monthly rent to calculate stamp duty.
The duty is assessed on the full annual rent (12 x monthly rent). Each additional stamped copy is a flat RM10. The former RM2,400 annual-rent exemption was removed by the Finance Act 2024 and no longer applies.
Why e-Duti Setem rejects a tenancy submission
Rejections fall into four recurring buckets: a self-assessed duty that does not match the Finance Act 2024 scale, the wrong lease-duration band applied to the annual rent, a blank or mismatched instrument field (commencement date, parties, rent), or a submission routed to the decommissioned STAMPS portal instead of e-Duti Setem on MyTax.
The STAMPS portal at ezhasil.hasil.gov.my was decommissioned on 31 December 2025. Any workflow, bookmark, or guide still sending you to STAMPS is dead and will never produce a stamp certificate. From January 2026, e-Duti Setem inside MyTax at mytax.hasil.gov.my is the only LHDN route for stamping a tenancy agreement. If your rejection came with a portal or login error, you are almost certainly on the wrong system.
| Rejection reason | What it means on e-Duti Setem | The fix |
|---|---|---|
| Self-assessed duty incorrect | The figure you entered does not match (annual rent / RM250, rounded up) x duration rate | Recompute with the calculator above and the Finance Act 2024 table below, then re-enter |
| Wrong duration band | A 2-year lease entered as the >5-year band, or a 4-year lease under the 1-3 year band | Match the band to the lease term in the signed agreement |
| Annual vs monthly rent error | The monthly figure was divided by RM250 instead of the annual (x12) figure | Always multiply monthly rent by 12 before dividing by RM250 |
| Missing or mismatched field | Commencement date, parties' details, instrument type, or rent left blank or inconsistent | Re-enter every field against the executed agreement; nothing blank |
| Routed to STAMPS, not e-Duti Setem | The submission went to the old portal (decommissioned 31 Dec 2025) | Log into MyTax and use the e-Duti Setem module instead |
The e-Duti Setem rate table (Finance Act 2024)
Match the band to the lease duration in the signed agreement before you resubmit. The current scale is RM1 / RM3 / RM5 / RM7 per RM250 of annual rent; the pre-January-2025 rates are shown only so you can spot an outdated guide or a stale calculator still using them.
| Lease duration | Rate per RM250 of annual rent (current) | Previous rate (pre-Jan 2025) |
|---|---|---|
| 1 year or less | RM1 | RM1 |
| Over 1 year to 3 years | RM3 | RM2 |
| Over 3 years to 5 years | RM5 | RM4 |
| Over 5 years | RM7 | RM4 |
Finance Act 2024. The RM2,400 annual-rent exemption was removed from January 2025 — duty applies from the first ringgit. If any calculator still subtracts RM2,400 from the annual rent, the result will be wrong and will keep triggering a rejection.
Worked example — fixing a rejected RM1,800/month, 2-year tenancy
The most common fix is the duration band: a 2-year tenancy belongs in the 1-3 year band (RM3), not the 1-year-or-less band (RM1) and not the over-5-year band (RM7). Annual rent RM21,600 / RM250 = 86.4, rounded up to 87 units x RM3 = RM261 on the original, plus RM10 per additional stamped copy.
| Step | Figure |
|---|---|
| Monthly rent | RM1,800 |
| Annual rent (x12) | RM21,600 |
| RM250 units (21,600 / 250, rounded up) | 87 |
| Correct rate (2-year term = 1-3 year band) | RM3 |
| Duty on the original stamped copy | RM261 |
| Additional stamped copy (tenant's copy) | RM10 |
| Total to resubmit on e-Duti Setem (2 copies) | RM271 |
If the rejected submission showed a figure around RM87, you applied the RM1 one-year band to a 2-year lease. If it showed around RM609, you applied the RM7 over-5-year band. The correct figure for this tenancy is RM261 plus copies.
How to resubmit on e-Duti Setem
Resubmitting is the same self-assessment flow as a first submission: log into MyTax, open the e-Duti Setem module, correct the instrument details and the recomputed duty, and pay. There is no separate "appeal" step for a tenancy-agreement rejection — you simply fix the entry and submit again.
- Recompute the correct duty using the calculator above and the Finance Act 2024 table, so you have the right figure before you log in.
- Log into MyTax at mytax.hasil.gov.my. Use the same MyTax account (individual or company) you used on the rejected attempt.
- Open e-Duti Setem. Confirm you are in the e-Duti Setem module, not a STAMPS bookmark — STAMPS is decommissioned and will not process a resubmission.
- Correct the instrument details. Re-enter the monthly rent, annual rent, lease duration, commencement date, and parties exactly as they appear in the executed agreement. Match the duration band to the lease term.
- Re-enter the self-assessed duty from your recomputation, and declare the number of copies (each extra copy is RM10).
- Pay and download the stamp certificate. Save the new stamp certificate with the stamped copies of the agreement.
For the full step-by-step including the field-by-field walkthrough, see how to stamp a tenancy agreement in Malaysia and the stamp a tenancy agreement at LHDN yourself (new e-Duti Setem) guide.
Does a rejection trigger the late penalty?
Not by itself. The penalty clock runs from the date both parties signed the agreement, not from the rejection. Stamp within 30 days of execution and no penalty applies; if you are already past 30 days when the rejection happens, fix and resubmit quickly so the penalty tier does not climb.
| Situation | Penalty |
|---|---|
| Accepted within 30 days of signing | None |
| Accepted 1 day to 3 months late | RM50 or 10% of unpaid duty, whichever is higher |
| Accepted more than 3 months late | RM100 or 20% of unpaid duty, whichever is higher |
| Never stamped | Instrument may be inadmissible as evidence until duty + penalty paid |
Source: LHDN. An unstamped tenancy agreement may be inadmissible as evidence until the duty and any penalty are paid. A rejection is a delay signal, not the penalty itself — the faster you resubmit correctly, the less penalty exposure you carry.
Skip the remediation — the SPEEDHOME angle
If a rejected submission or a wrong duty figure is eating your time, SPEEDHOME customers can have the tenancy agreement generated and stamped through SPEEDSIGN, which handles the self-assessment and stamping as part of the flow so the duty band is applied correctly the first time. Managed tenancies are signed through SPEEDHOME PROPERTY SDN. BHD. (Registration No. 202601021813 (1683910-A)) as the Master Tenant. See SPEEDHOME landlord services for current pricing and eligibility.
The DIY e-Duti Setem route is free apart from the duty itself. The case for the managed route is not cost — it is avoiding the recurring rejection cycle (wrong band, monthly-not-annual figure, decommissioned-portal confusion) that leaves the agreement unstamped on the day you need it as evidence. For a plain-language guide to the agreement before you reach stamping, see understanding the tenancy agreement process and the stamp duty tenancy agreement calculator.
FAQ
Can I just resubmit on e-Duti Setem after a rejection, or do I need to appeal?
You resubmit. There is no separate appeal step for a tenancy-agreement stamping rejection on e-Duti Setem — correct the instrument details and the self-assessed duty, then submit again through the same MyTax module. A rejection simply means the submission is not yet accepted.
Why does my duty figure keep getting rejected?
Almost always one of three things: you divided the monthly rent by RM250 instead of the annual rent, you applied the wrong lease-duration band, or your calculator still subtracts the removed RM2,400 exemption. Recompute on the full annual rent with the Finance Act 2024 RM1/RM3/RM5/RM7 scale and the figure will match.
Is the STAMPS portal still an option if e-Duti Setem rejects me?
No. STAMPS was decommissioned on 31 December 2025. From January 2026, e-Duti Setem on MyTax at mytax.hasil.gov.my is the only LHDN route. Any bookmark, guide, or portal still pointing to STAMPS is dead and cannot process a resubmission.
Do I have to pay the duty again after a rejected submission?
If the original payment was not accepted (the submission was rejected, not merely pending), you do not owe a duplicate — you re-enter and pay on the corrected resubmission. Keep the rejection reference and the new stamp certificate so you can show which submission was the accepted one.
How long do I have to fix a rejected submission before the penalty applies?
The 30-day stamping window runs from the date both parties signed the agreement, not from the rejection. If you are still inside 30 days, fix and resubmit immediately and no penalty applies. If you are past 30 days, resubmit fast — the penalty tier rises after 3 months late.
Who is responsible for fixing a rejected stamping — landlord or tenant?
Whoever is doing the self-assessment. By convention, if the tenancy agreement is silent, the tenant bears the stamp duty, but that is a negotiable commercial arrangement, not a statutory rule. If a tenant's submission is rejected, the landlord and tenant can agree who re-does the e-Duti Setem entry — what matters is that a correct, accepted stamp exists within the 30-day window.