What the SPEEDHOME rental protection plan covers and what you can claim
The SPEEDHOME rental protection plan covers a landlord against three classes of loss: rent loss of up to two months, contents damage caused by the tenant, and inconvenience costs including unpaid utility bills, cleaning, and minor repairs — once the tenant has absconded or the tenancy has been terminated. SPEEDHOME operates this plan directly. It is not a conventional insurance product, but a managed rental-risk system that handles claims in-house. On the platform, the average time from a tenant's first rental default to recovery action is about 31 days — landlords who submit complete documentation quickly get the fastest outcomes.
Territorial note: The laws referenced here — including the Specific Relief Act 1950 — apply to Peninsular Malaysia. Sarawak and Sabah have their own state land and tenancy laws. This is general information, not legal advice.
What are the three coverage buckets available?
There are three coverage buckets: Rent Loss, Contents, and Inconvenience Costs. Each bucket has its own limit, its own exclusions, and its own evidence standard.
Rent Loss
Rent loss is covered up to two months of rent when the tenant absconds during an active tenancy. The cap is tied to the rent rate recorded in your signed tenancy agreement.
Contents
Contents means movable items that you would take with you if you moved — furniture, tables, standalone wardrobes, beds, chairs, refrigerators, washing machines, ovens, and similar movable fittings.
Items that do not count as contents: partition walls, sinks, air-conditioners, toilet bowls, built-in kitchen cabinets, and any other fixtures attached to the building structure.
Inconvenience Costs
This bucket reimburses expenses when the tenant absconds or leaves the premises and the tenancy is terminated:
- Utility arrears: TNB, water, and Indah Water Konsortium only. Other utility arrears cannot be claimed.
- Cleaning costs for the vacated premises
- Minor repairs for fittings and fixtures — for example: water heaters, ceiling fans, air-conditioners, light fittings, built-in wardrobes, built-in cabinets
What is NOT covered (exclusions)?
Exclusions are items the policy specifically removes from coverage. Read these before filing — not every type of damage qualifies.
| Exclusion | Why it does not qualify |
|---|---|
| Rent loss with an early replacement tenant | If a replacement tenant signs a tenancy agreement and starts renting within 4 weeks of the rent-loss start date, rent loss cannot be claimed for the overlapping period |
| Fair wear and tear | Damage likely caused by poor workmanship, weak installation, or low-quality building materials — counted as ordinary wear and tear |
| Lock-changing costs | Costs to change locks for safety reasons where a tenant has not returned keys cannot be claimed |
| Pest infestations | Flea, cockroach, bed-bug, rat, or equivalent infestations that render contents unclean or unusable |
| Ordinary weather damage | Damage from humidity, dryness, or sunlight exposure — unless caused by storm, frost, or fire |
| Mechanical defects | Damage to electrical appliances from inherent defects or their own mechanical failure |
| Minor scratches or dents | Ordinary scratches, scuffs, broken glass or ceramics — unless caused by a burglar, thief, or fire |
| Structural damage by non-tenants | Theft or structural damage caused by a party other than the tenant is not covered under this plan |
Rent-loss timing example: If rent loss begins on 1 July and you secure a replacement tenant who starts on 28 July, the rent loss from 1–28 July cannot be claimed at all. If the replacement tenant starts on 29 July or later, the rent loss can be claimed in full.
What documents are required to file a claim?
Claims can be filed fully digitally — no physical documents required. Four main document categories must be submitted within two weeks of the incident date.
The claim process begins once the tenant has vacated or the tenancy has been terminated. Here is what you need:
| # | Document | Key Requirement |
|---|---|---|
| 1 | Police report | Filed within 3 days of the tenant vacating. Make one police report per item being claimed — unpaid utilities, damages, unpaid rent. List damage details and amounts to SPEEDHOME first for guidance on what the report should contain. |
| 2 | High-resolution (HD) photographs | Visit the premises to confirm the tenant has left. Submit at least 3 photos from different angles for each item being claimed — show the damaged area and a wider view of the item. JPG or PNG format. Photos are mandatory for all damage and cleaning claims. |
| 3 | Price documents / quotations | For replacement items: the original purchase receipt is the strongest proof. Without a receipt, an uncertainty discount of 10%–50% may apply. If no receipt is available, provide the year of purchase and screenshots of equivalent items at retail outlets or online platforms. |
| 4 | Technician report or tradesperson statement | For items requiring repair or replacement, a written report or WhatsApp screenshots with a tradesperson are sufficient — provided the tradesperson can be reached for follow-up questions. The report must state: (i) which part is damaged, (ii) the cause of the damage. |
Time limit: Submit the claim report within 2 weeks of the incident date. Requests filed after this window will not be entertained. Claims also cannot be filed while the tenant is still occupying the premises.
How long does claim processing take?
Processing time depends on the type and value of the claim. Simple claims with complete documentation are resolved in 3–7 days; large claims can take 21–60 working days.
| Claim Type | Value Limit | Processing Time |
|---|---|---|
| Rent loss | Up to 2 months | 3–7 days |
| Inconvenience costs / utilities and minor repairs | Up to RM1,000 | 3–7 days |
| Theft or loss of contents | Up to RM15,000 | 21–30 days |
| Claims exceeding RM15,000 | Above RM15,000 | Up to 60 working days (independent assessor appointed) |
For claims above RM15,000, SPEEDHOME appoints an independent claims assessor and the evaluation takes longer.
For further enquiries, contact: [email protected]
Tips for faster, more successful claims
Neat documentation and verifiable quotations are the difference between a claim approved in 3 days and one held up for months.
Here is the practical playbook:
- Get repair quotations from tradesperson platforms like kaodim.com or servishero.com before any repair work is done
- Get cleaning quotations from cleaning providers such as maideasy.my
- Get replacement quotations from online platforms like lazada.com.my or shopee.com.my
- Capture many angles of photographs to show damage comprehensively — one photo is not enough for large claims
- Distinguish quotations from receipts: SPEEDHOME can only pay out claims once a receipt is submitted, not a quotation. The correct flow is: submit the quotation for approval first → receive approval → carry out the work → submit the receipt for payment
- Items still usable: SPEEDHOME will consider a damage allowance, not full replacement, for items that are partially damaged but still functional. Consider proceeding with a repair first if the damage is minor
- Original receipt missing: provide a quotation for a similar unit at current market prices. For items purchased more than 5–10 years ago, a current market-value estimate will be used
- No contractor you know? Contact SPEEDHOME at [email protected] — there is a list of contractors that can be referred
What is the lawful eviction process before a claim can be filed?
Self-help eviction is unlawful in Malaysia. A landlord must obtain a court order to remove a tenant — any forced-removal action without a court order can destroy your legal standing.
Under section 7(2) of the Specific Relief Act 1950, recovery of possession of a rented premises after a tenant fails to vacate must go through the court process — not a unilateral act.
Actions that are NOT permitted without a court order:
- Locking the tenant out of the rented premises
- Disconnecting water or electricity supply to the tenant
- Removing or disposing of the tenant's belongings from the premises
Committing any of the above can expose the landlord to legal claims and undermine your own claim.
The correct route before filing:
- Send a written notice to the tenant (state the deadline to vacate)
- If the tenant still refuses to leave, file for an eviction order through the court
- Once the tenant has vacated, lodge a police report within 3 days and start the claim process within 2 weeks
Read the full guide on Malaysia tenant eviction notices to understand the lawful steps.
How is the SPEEDHOME rental protection plan different from a conventional deposit?
A conventional deposit is limited to the 1–2 months held. The SPEEDHOME rental protection plan adds coverage for rent loss, contents damage, and outstanding utilities — but it is a managed rental-risk system, not a financial guarantee product, and not an absolute protection.
| Aspect | Conventional Deposit | SPEEDHOME Rental Protection Plan |
|---|---|---|
| Rent loss coverage limit | Limited to deposit held (typically 1–2 months) | Up to 2 months' rent |
| Contents damage | Deducted from deposit (limited) | Covered separately (subject to exclusions) |
| Outstanding utilities | Deducted from deposit if surplus | Covered under inconvenience costs (TNB, water, Indah Water) |
| Claim process | Negotiation between landlord and tenant | Digital process with SPEEDHOME as intermediary |
| Processing time | Depends on the tenant | 3–60 days depending on complexity |
Important to understand: not every unit qualifies for the SPEEDHOME rental protection plan. Check your unit's eligibility when registering at /more/landlord/speedhome.
If your tenant is facing rental arrears, also read the guide on how to handle a tenant not paying rent in Malaysia for the broader lawful options.
FAQ
What is the time limit to submit a SPEEDHOME claim?
You must submit the claim report within 2 weeks (14 days) of the incident date. The police report must be filed within 3 days of the tenant vacating. Claim requests filed after the 2-week window will not be entertained.
Can I file a claim while the tenant is still in the property?
No. Rental protection claims cannot be processed while the tenant is still occupying the premises. You must wait for the tenant to vacate formally — either voluntarily or through a court order — before the claim process can begin.
What happens if I do not have the original receipt for a damaged item?
If no original receipt is available, SPEEDHOME will use a quotation for a similar unit at current market prices as the value basis. Provide supporting details such as the year of purchase and screenshots of equivalent items at online or retail stores to strengthen the claim.
Is a damaged air-conditioner covered?
It depends on the cause. An air-conditioner damaged by fair wear and tear from ordinary use — such as overheating from mineral or dust buildup in the compressor — is not covered. However, intentional damage or damage caused by the tenant's actions can be covered subject to investigation.
What is the difference between a quotation and a receipt in the claim process?
A quotation is used to obtain approval for the claim value. A receipt is proof that the work or purchase has been completed and is used for actual claim payment. You must submit the quotation first → wait for approval → carry out the work or buy the item → submit the receipt to receive payment.
Can I report an absconded tenant to a credit agency?
Individual landlords cannot submit default records directly to a credit agency. But SPEEDHOME can submit verified default records to a licensed credit reporting agency — provided the tenant has given written consent in the tenancy agreement through a default clause. Read more on how to handle difficult tenants to understand the lawful recovery options.