This page hands you a plain-English Malaysian tenancy agreement template — free to download over WhatsApp — and walks you through what every clause does, what stamp duty costs, and how to get it signed and stamped. It is a starting document for landlords and tenants to adapt, not legal advice, and not a substitute for reading what you sign. Malaysia has no dedicated residential tenancy statute in force (as of 4 August 2026 KPKT was still finalising the Residential Tenancy Bill), so the agreement you sign is the main thing that governs your tenancy — which is exactly why the wording matters.
If you are new to the document itself, start with what a tenancy agreement actually is; if you want the full cost picture, the tenancy agreement charges guide breaks down every fee line.
What the template includes
The template covers a standard Malaysian residential tenancy, whole unit or room, on a clause-by-clause basis:
| Section | What it settles |
|---|---|
| Parties and premises | Full names, IC/passport numbers, and the exact address being rented — mismatches here are the most common reason disputes stall. |
| Term and renewal | Start date, duration, and how renewal or extension is agreed in writing before the term ends. |
| Rent and payment | Amount, due date, payment method, and what happens if rent is late. |
| Deposits | Security and utility deposit lines with a repayment condition at the end of tenancy. Malaysia sets no statutory cap on deposits; the common market practice is roughly two months' security plus about half a month for utilities, but the figure is whatever you both agree and write in. |
| Utilities and services | Which bills (electricity, water, internet, assessment) follow the tenant and which stay with the landlord. |
| Repair and maintenance | Who fixes what: wear and tear, appliances, air-conditioning servicing, and structural items. |
| House rules annex | A one-page attachment for shared-accommodation rules — visitors, quiet hours, common areas. |
| Access and inspection | When the landlord may enter, with notice, and what is not allowed (cutting utilities or changing locks is not). |
| Termination and notice | The notice period either side must give, and how early termination is handled. |
| Stamping and costs | Which side pays stamp duty and agency costs, stated in the agreement so it cannot be relitigated later. |
| Disputes and governing law | That Malaysian law governs, and where a claim would be filed. |
| Inventory list annex | A move-in/move-out condition record for furniture and fittings, signed by both sides. |
Get the free template
The template is free. We send it over WhatsApp so we know which version you actually need — English, Bahasa Malaysia or Chinese, whole unit or room:
WhatsApp us for the free tenancy agreement template — the message is pre-filled with this page, so one send is enough.
Every request also tells us which language and format people are actually downloading, which is how this template gets improved.
Two ways SPEEDHOME can take it from here
A template is where the agreement starts, not where the paperwork ends. Two services pick it up from there:
Already signed? We stamp it for you — RM39. If your agreement is already signed and you only need it stamped, SPEEDHOME's stamping-only service submits it to LHDN for you — this is stamping only, not SPEEDSIGN e-signing. As of September 2026, the stamping-only service is priced at RM39 per submission as a test price, and the statutory duty still goes to LHDN at the usual rate — confirm the live figure on the SPEEDHOME landlord service page before booking. You can start it on the same WhatsApp thread above.
Not signed yet? Sign and stamp it digitally — SPEEDSIGN. SPEEDSIGN lets a tenant or landlord draft, sign and stamp the agreement in one digital flow. It is priced at RM449 + SST, is available to SPEEDHOME customers, and stamping is included in the package. SPEEDHOME targets a stamping turnaround within seven working days from a complete submission — the actual turnaround varies with submission completeness and the LHDN processing queue, so treat seven working days as a target, not a promise. Renewal signings carry a lower SPEEDSIGN rate — check the live SPEEDSIGN page for the current price.
If you would rather do everything yourself, that route is on the charges guide — DIY stamping at LHDN is fully legal and the calculator below gives you the exact duty.
Stamp duty at a glance
Duty follows the Stamp Act 1949 First Schedule Item 49 as amended by Finance Act 2024, charged per RM250 or part of the average annual rent by lease duration:
| Lease duration | Rate per RM250 of average annual rent |
|---|---|
| 1 year or less | RM1 |
| Over 1 up to 3 years | RM3 |
| Over 3 up to 5 years | RM5 |
| Over 5 years | RM7 |
The former RM2,400 annual-rent exemption was removed from 1 January 2025 — duty is computed from the first ringgit of annual rent. An agreement executed in Malaysia must be stamped within 30 days of execution. An unstamped agreement is not automatically void, but it may not be admissible as evidence in court until the duty and any penalty are paid.
Work out your exact figure on the stamp duty calculator.
How to use the template
- Fill in every field — parties, premises, dates, amounts. Delete nothing; strike through and initial anything you both change.
- Agree the deposit lines in writing. There is no statutory deposit formula; what you both sign is what governs repayment.
- Attach the inventory list and (for rooms or shared houses) the house rules annex before signing, not after.
- Both parties sign, each keeps a copy — the same duty applies to every copy.
- Stamp it within 30 days of execution, at LHDN or through a signing service.
FAQ
Is the template really free?
Yes. The WhatsApp send is free; we use it to hear which language and version (whole unit or room) people actually need. Nothing is charged on that thread unless you later choose a service like SPEEDSIGN.
Can I use this template for a room rental?
Yes — the template carries a room option with the house rules annex. For room-specific clauses, the clause differences between room and whole-unit agreements matter more than the template shell, so read what you sign.
Is a tenancy agreement valid if it is not stamped?
Signing makes the contract; stamping is a tax step. An unstamped agreement is not automatically void, but it may not be admissible as evidence in court until the duty and any penalty are paid — which is why stamping within 30 days is the cheaper path.
Who pays the stamp duty?
The agreement decides. Where it is silent, the common convention in Malaysia is that the tenant pays, but that is convention, not law — write it into the agreement either way.