Renting a Flat in Mumbai: Agreement, Deposit, Brokerage and Police Verification
To rent a flat in Mumbai you sign a leave and licence agreement, which Maharashtra law requires to be in writing and registered. Budget for a refundable security deposit, brokerage if you used an agent, stamp duty of 0.25% plus a registration fee, and the cost of moving. The landlord must also submit your details to the local police.
This guide explains each of those in plain terms, with a worked example for a ₹40,000 flat, and what the housing society will ask for before the truck arrives.
Not legal advice. Rules and fees change; confirm current figures with the Maharashtra registration department or a lawyer before you sign.
What is a leave and licence agreement, and must it be registered?
It is the standard rental contract in Mumbai. The owner (licensor) lets you (licensee) use the flat for a fixed period without creating a tenancy. Section 55 of the Maharashtra Rent Control Act, 1999 says the agreement must be in writing and registered, and puts the duty to register on the landlord.
- Term: 11 months is the common custom, but the concessional stamp duty applies to terms of up to 60 months.
- What it should state: rent, deposit, licence period, lock-in period, notice period, yearly increase, who pays society maintenance, and what happens to the deposit at the end.
- Why registration matters to you: a registered agreement is what banks, UIDAI, schools and societies accept as address proof, and it is your evidence if the deposit is disputed.
Registration can be done online through the Maharashtra registration department's e-registration system, with Aadhaar-based verification of both parties, or at a sub-registrar office.
How much is stamp duty on a rent agreement in Mumbai?
Stamp duty on a leave and licence agreement in Maharashtra is 0.25% of the total rent for the period plus any non-refundable deposit, plus 0.25% of notional interest on the refundable deposit, taken at 10% a year. The registration fee is ₹1,000 in municipal corporation areas such as Mumbai, Thane and Navi Mumbai.
| Worked example | Amount |
|---|---|
| Rent ₹40,000 a month for 11 months | ₹4,40,000 |
| Refundable deposit ₹1,50,000: interest at 10% a year for 11 months | ₹13,750 |
| Amount on which duty is charged | ₹4,53,750 |
| Stamp duty at 0.25% | about ₹1,134 (rounded up when paid) |
| Registration fee | ₹1,000 |
Service providers who prepare and register the agreement charge their own fee on top. Who pays is a matter of agreement; it is commonly shared or borne by the licensee. Check the current rates on the registration department's website before you pay.
How much security deposit is normal in Mumbai?
Maharashtra law does not fix a limit on the security deposit for a leave and licence agreement, so the amount is set by custom and negotiation. In Mumbai, deposits of several months' rent are common, and they tend to be higher in South Mumbai and the western suburbs than in Navi Mumbai or Thane.
- Pay the deposit by bank transfer, and have the amount written into the registered agreement.
- Record the condition of the flat with dated photos on the day you take the keys.
- Agree in writing what can be deducted at the end: unpaid bills, damage beyond normal wear, and painting if the agreement says so.
- Agree when the deposit is returned, normally on handing back the keys.
How much brokerage do agents charge in Mumbai?
For a rental, the customary brokerage in Mumbai is about one month's rent from the tenant, and often the same from the owner. It is a market practice, not a rate fixed by law, so it can be negotiated, particularly for longer terms or higher rents.
- Agree the brokerage before you start viewing flats, and whether it covers the agreement and registration paperwork.
- Pay it only once the agreement is signed, against a receipt.
- Owner-listed flats on property portals avoid brokerage but need more of your own checking.
Still choosing an area? Our guide to where to live in Mumbai, Navi Mumbai and Thane compares the main localities.
Is police verification compulsory for tenants in Mumbai?
Landlords in Mumbai are required by police orders to give the local police station the details of anyone they let their property to. The duty is the landlord's, but you will be asked for your documents, and most societies want to see the acknowledgement before you move in.
- Mumbai Police and Navi Mumbai Police both accept tenant information online through their websites, as well as at the police station.
- Keep ready: photo ID and address proof of every adult moving in, passport photos, your employer's or college's details, and a copy of the agreement.
- Keep a copy of the acknowledgement for the society office.
What will the housing society ask for before I move in?
Expect to hand over a copy of the registered agreement, ID proofs, the police acknowledgement and a filled-in tenant form. Societies also control when shifting can happen.
- Shifting days and hours. Many societies allow moves only on certain days or within set hours, and some do not allow them on Sundays or public holidays. Ask before you book the movers.
- Service lift and parking. The lift and the truck bay usually have to be booked in advance.
- Charges. Non-occupancy charges, which a society levies on an owner who has let out the flat, are capped by a Maharashtra government order at 10% of the service charges. If you are asked to pay any other move-in amount, ask which bye-law it falls under and get a receipt. See society shifting charges in Maharashtra for what is allowed.
Create the shifting notice in a minute with our free society shifting permission letter tool.
How much money do I need to move into a rented flat in Mumbai?
Add up five things: deposit, first month's rent, brokerage, agreement costs and the move itself. For local shifting within Mumbai, Navi Mumbai and Thane, our published starting ranges are ₹6,500–₹9,500 for a 1 BHK and ₹10,500–₹15,500 for a 2 BHK.
| Item | What to expect |
|---|---|
| Security deposit | As negotiated; refundable |
| First month's rent | Paid in advance |
| Brokerage | Customarily about one month's rent |
| Stamp duty and registration | 0.25% as calculated above, plus ₹1,000, plus the service provider's fee |
| Packers and movers, local | 1 BHK ₹6,500–₹9,500; 2 BHK ₹10,500–₹15,500 |
The final charge is confirmed in a written quotation after a survey, and may vary with the volume of goods, building access, distance, moving date and prevailing fuel and toll costs. The pricing page has the full rate card and the cost calculator gives a figure for your two areas.
What should I do in the first week after moving in?
Photograph the meter readings, collect the registered agreement copy, and start your address changes with Aadhaar. Our guide to address change after shifting in Mumbai lists every update in order, and the house shifting checklist plans the weeks before the move.
Frequently Asked Questions
Is an 11-month rent agreement valid without registration in Mumbai?
In Maharashtra, Section 55 of the Maharashtra Rent Control Act, 1999 requires a leave and licence agreement to be in writing and registered whatever its length. An unregistered agreement leaves both sides poorly protected.
Who pays the stamp duty and registration charges, the owner or the tenant?
The law puts the duty to register on the landlord, but who bears the cost is a matter of agreement. In practice it is often shared or paid by the licensee. Settle it before the agreement is drafted.
Can a landlord keep my security deposit?
Only what the agreement allows, such as unpaid rent or bills and damage beyond normal wear. Record the flat's condition with photos when you move in and when you leave, and get the refund terms in writing.
Can I do tenant police verification online in Mumbai?
Yes. Mumbai Police and Navi Mumbai Police accept tenant information online through their websites. The landlord is responsible for submitting it, with the tenant's ID and address documents.
Can a housing society refuse to allow shifting on a Sunday?
Many societies restrict shifting to certain days and hours under their own rules. Ask the society office for its timings before you fix the date, and book the lift and parking in writing.
How much does it cost to shift a 1 BHK within Mumbai?
Our published starting range for a 1 BHK local move is ₹6,500–₹9,500, and ₹10,500–₹15,500 for a 2 BHK. The final charge is confirmed in a written quotation after a survey.
Found your flat? Book a free survey as soon as the agreement is signed, so the date, lift slot and vehicle can be fixed together.
Book a Free Survey Slot Call +91 99877 83407Sources
- Maharashtra Rent Control Act, 1999, Section 55 (registration of leave and licence agreements)
- Maharashtra Stamp Act, Schedule I, Article 36A (stamp duty on leave and licence agreements)
- Department of Registration and Stamps, Government of Maharashtra
- Mumbai Police and Navi Mumbai Police, tenant information
- Government of Maharashtra order of 1 August 2001 under Section 79A of the Maharashtra Co-operative Societies Act, 1960, on non-occupancy charges
- Multishift pricing page, checked 14 October 2026