1. The Quick Rule: No Agreement, No Protection #
In 2026, written and registered agreements are mandatory. If your agreement is not registered with the Rent Authority within 60 days of signing, you lose access to the fast-track Rent Tribunals. Informal “11-month notarized” papers are being phased out in favor of digital e-stamping and unique Tenancy IDs.
2. Part A: Rent Hikes & Revisions #
The days of a landlord suddenly demanding 20% more rent “from next month” are over.
- The 90-Day Notice: Unless a specific increase is already written in your agreement (e.g., “10% hike after 12 months”), the landlord must give you a 3-month (90-day) written notice before increasing the rent.
- Mid-Term Hikes: A landlord cannot increase rent during the middle of a fixed-term tenancy unless they have made significant structural improvements to the house with your written consent.
- Frequency: Rent can typically only be revised once every 12 months.
3. Part B: Eviction Rules (Protecting Your Stay) #
A landlord cannot simply throw your luggage out or change the locks. Eviction must follow a legal process.
Legal Grounds for Eviction in 2026:
- Non-Payment: Failure to pay the agreed-upon rent for two consecutive months.
- Misuse: Using a residential property for commercial purposes or causing significant structural damage.
- Sub-letting: Giving the house to someone else without the landlord’s written permission.
- Owner’s Need: If the landlord genuinely needs the property for their own residence or business (usually requires proof in court).
The Eviction Process:
- Notice: The landlord serves a formal eviction notice as per the agreement (usually 15–30 days).
- Application: If you don’t vacate, the landlord files a petition with the Rent Authority.
- The 60-Day Mandate: Rent Courts in 2026 are mandated to resolve most eviction disputes within 60 days.
4. Part C: The 2026 Security Deposit Cap #
One of the biggest reliefs for tenants in 2026 is the standardization of deposits:
- Residential: Capped at a maximum of 2 months’ rent.
- Commercial: Capped at a maximum of 6 months’ rent.
- Refund: The landlord must refund the deposit on the day you hand over the keys. They can only deduct for actual damages, not “normal wear and tear” (like faded paint).
5. Privacy & Essential Services #
- 24-Hour Entry Notice: A landlord cannot enter your house without giving you a 24-hour written or electronic notice (WhatsApp/Email). They can only visit during “daylight hours” (sunrise to sunset).
- No Utility Cutting: It is illegal for a landlord to cut off Electricity or Water to force an eviction. If they do, the Rent Authority can impose heavy penalties on them and restore your services immediately.
- Right to Repair: If the landlord fails to handle essential structural repairs (leaky roofs, burst pipes) within 30 days of your notice, you can fix it yourself and deduct the cost from the rent.
6. The Official Proof (For Authority) #
“The Rent Court may… make an order for recovery of possession of the premises on the ground that the tenant has not paid the rent… for two consecutive months.”
Model Tenancy Act, 2021 (adopted by states in 2024-26):
“No landlord or property manager shall, either by himself or through any person, cut-off or withhold any essential supply or service in the premises occupied by the tenant.”
Section 23 (Eviction):
“The Rent Court may… make an order for recovery of possession of the premises on the ground that the tenant has not paid the rent… for two consecutive months.”
