What to Check Before Signing a Lease in Malaysia

Before You Even View the Unit

• Verify the landlord owns the property by requesting a copy of the title deed (Geran Tanah)
• Confirm the property is not under bank foreclosure (Lelong)
• For condos, ask if maintenance fees (Yuran Penyelenggaraan) are up to date — unpaid fees can cause services to be cut
• Check if the property has been listed multiple times without renting — it may signal problems with the unit or building

During the Viewing

The Unit - [ ] Inspect every room in person — photos are always flattering - [ ] Test all taps, showers, and toilets for water pressure and drainage - [ ] Run all air-conditioning units — check they cool effectively within 5 minutes - [ ] Test every electrical socket and light switch - [ ] Check walls and ceiling for mould, water stains, or damp patches - [ ] Open all windows and doors — check they seal properly and lock securely - [ ] Look for fibre optic connection points (Unifi / Time) - [ ] Take timestamped photos or video of any existing damage before signing

The Building - [ ] Visit at different times of day (daytime and evening) to assess noise and atmosphere - [ ] Check lift condition and how long you wait - [ ] Inspect the car park — is your bay clearly allocated and accessible? - [ ] Check common areas: pool, gym, lobby — are they maintained? - [ ] Look for active security: guard post, CCTV coverage, access card system

The Neighbourhood - [ ] Walk or drive the route to your workplace — do not rely on Google Maps traffic estimates alone - [ ] Locate the nearest LRT/MRT station if you use public transit - [ ] Find the nearest supermarket, wet market, and medical clinic - [ ] Check mobile network signal from major carriers (Maxis, Celcom, Digi)

When Reviewing the Agreement

• Diplomatic clause included (if you are on an employment pass)
• Early termination penalty is capped (maximum 2 months rent is fair)
• Renewal terms and any rent increase are capped (5–10% is reasonable)
• Repair responsibility threshold is written clearly (RM150–200 is standard)
• Subletting restrictions (if you need flexibility)
• Pet policy stated clearly
• Landlord access notice period (minimum 24 hours except emergencies)

On Move-In Day

Before accepting the keys, do a formal joint inspection with the landlord or agent. Both parties sign a handover checklist covering:

• Condition of every room, wall, and fixture
• Full inventory of furniture and appliances
• Opening meter readings for electricity (TNB) and water
• Condition and number of keys/access cards handed over

Keep a signed copy. This document protects you when it is time to claim back your deposit.