RENTAL AGREEMENT

Format note: The property is in Karnataka and the term is 11 months. This is a Rental Agreement, not a Leave and Licence or Lease Deed. The rent is stated as monthly and the term is under 12 months, so registration under the Registration Act, 1908 (s.17(1)(d)) is not compulsory. Renewal is by a fresh agreement.

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The Agreement

RENTAL AGREEMENT

This Rental Agreement is made and executed at Bengaluru on this [date] day of [month], 2026.

BETWEEN

Mr. Ramesh Rao, aged about 62 years, S/o [father's name], residing at No. 14, 9th Cross, Jayanagar 4th Block, Bengaluru – 560011, [PAN/Aadhaar last 4 digits: XXXX – optional]. He is hereinafter called the "LANDLORD", which expression shall include his heirs, legal representatives, executors and assigns, of the ONE PART;

AND

1. Ms. Ananya Iyer, aged about 29 years, D/o / W/o [father's/spouse's name], permanent address [address], [PAN/Aadhaar last 4 digits: XXXX – optional]; and
2. Mr. Rohit Menon, aged about 31 years, S/o [father's name], permanent address [address], [PAN/Aadhaar last 4 digits: XXXX – optional].

They are hereinafter jointly called the "TENANTS", which expression shall include their legal representatives, of the OTHER PART.

The Landlord and the Tenants are together called the "Parties".

WHEREAS the Landlord is the absolute owner of the residential flat described in the Schedule below, and has agreed to let it out to the Tenants on the terms below.

NOW THIS AGREEMENT WITNESSES AS FOLLOWS:

1. Property

1.1 The Landlord lets to the Tenants the semi-furnished 2BHK residential flat bearing Flat No. 304, Green Glen Layout, Bellandur, Bengaluru – 560103, together with one (1) covered car parking space bearing No. [parking no.] (the "Premises").

1.2 The letting includes the furniture, fixtures and fittings listed in Annexure A.

1.3 The Tenants may use the common areas and amenities of the building/society on the same terms as other residents.

2. Term

2.1 This Agreement is for eleven (11) months, commencing on 1 December 2026 and ending on 31 October 2027.

2.2 The Parties may renew by mutual written consent by executing a fresh agreement. On renewal, the monthly rent shall increase by 5% (five percent), that is, to ₹39,900 per month. All other terms continue unless the Parties agree otherwise in writing.

3. Rent

3.1 The monthly rent is ₹38,000 (Rupees Thirty-Eight Thousand only). This is inclusive of society maintenance charges.

3.2 Rent is payable in advance on or before the 5th day of each English calendar month.

3.3 Rent shall be paid by bank transfer to the Landlord's account: [account holder name], A/c No. [account no.], IFSC [IFSC], Bank [bank name]. The bank transaction reference shall be valid proof of payment, and no separate receipt is required.

3.4 The Landlord shall bear any increase in society maintenance charges during the term. Rent shall not be increased during the term on that account.

4. Security Deposit

4.1 The Tenants have paid an interest-free refundable security deposit of ₹2,00,000 (Rupees Two Lakh only) to the Landlord by [bank transfer / cheque no. ___ dated ___ drawn on ___], the receipt of which the Landlord acknowledges.

4.2 The Landlord shall refund the deposit in full by bank transfer within [15] days of the later of these two events: (a) the Tenants vacating the Premises; and (b) the Tenants handing over all keys and access cards.

4.3 The Landlord may deduct from the deposit only the following:

• (a) unpaid rent;
• (b) unpaid electricity or internet bills up to the handover date; and
• (c) the reasonable cost of repairing damage beyond normal wear and tear caused by the Tenants, their occupants or visitors.

4.4 Every deduction shall be itemised in writing and supported by bills, invoices or photographs. The Landlord shall share this with the Tenants at least [3] days before the refund date. No lump-sum or estimated deduction shall be made.

4.5 Normal wear and tear includes the following, and these shall not be deducted:

• minor scuffs and nail marks on walls;
• fading of paint;
• normal ageing of fittings and appliances; and
• routine cleaning.

4.6 The deposit shall not be adjusted against the last month's rent or notice-period rent unless both Parties agree in writing.

4.7 [Optional] If the Landlord fails to refund the deposit, or the undisputed balance, within the period in Clause 4.2, the Landlord shall pay interest at [12]% per annum on the amount withheld from the due date until payment. The Tenants may continue to occupy the Premises without paying rent until the deposit is refunded. [Optional – the Landlord is likely to resist this second sentence; the interest clause alone is the usual compromise.]

5. Painting and Cleaning

5.1 The Parties record that the Premises were freshly painted before the commencement date.

5.2 At move-out, if the Tenants have stayed more than [11] months, the Tenants shall contribute towards repainting. This contribution shall be the actual cost or ₹[amount] (Rupees [amount in words] only), whichever is lower. The amount shall be supported by the painter's invoice.

5.3 If the Tenants vacate in [11] months or less, no painting charge shall be deducted. The only exception is a deduction for specific damage beyond normal wear and tear under Clause 4.3(c).

5.4 The painting cap in Clause 5.2 is the maximum total painting deduction. No other painting, touch-up or "whitewash" charge shall be deducted.

5.5 The Tenants shall hand over the Premises in broom-clean condition. The Tenants shall not be charged for professional deep cleaning unless the Premises are left in an unhygienic condition. In that case, the deduction shall not exceed ₹[amount] and shall be supported by an invoice.

6. Lock-in Period

6.1 The first six (6) months from the commencement date (1 December 2026 to 31 May 2027) is a mutual lock-in period. During this period, neither Party shall terminate this Agreement except under Clause 15 (breach) or Clause 18 (force majeure).

6.2 If the Tenants terminate during the lock-in, they shall pay the rent for the remaining lock-in period or for two (2) months, whichever is lower.

6.3 If the Landlord terminates during the lock-in, the Landlord shall do both of the following:

• (a) refund the full security deposit before the Tenants vacate; and
• (b) pay the Tenants compensation equal to the rent for the remaining lock-in period or two (2) months' rent, whichever is lower, towards relocation costs.

7. Notice Period

7.1 After the lock-in period, either Party may terminate this Agreement by giving two (2) months' written notice. Notice may be given by letter, email or WhatsApp to the contact details in Clause 24.

7.2 The Tenants may pay rent in lieu of the notice period, or for the unexpired part of it.

7.3 Notice given during the last two months of the lock-in shall take effect only after the lock-in period ends.

7.4 One Tenant leaving does not end this Agreement. Clause 11 governs that situation.

8. Utilities and Charges

8.1 The Tenants shall pay the electricity charges (BESCOM) and internet charges for the term, based on actual consumption and bills.

8.2 Water charges shall be borne by [Landlord / Tenants – confirm; included in maintenance if the society bills it].

8.3 Piped gas / LPG charges shall be borne by [Tenants, on actual consumption – confirm].

8.4 Society maintenance is included in the rent and shall be paid by the Landlord to the society. Any one-time society charges shall be borne by the Landlord, including:

• move-in or move-out fees;
• corpus or sinking fund contributions; and
• special assessments.

8.5 Property tax, building insurance and any arrears of dues relating to the period before the commencement date shall be borne by the Landlord.

8.6 The Landlord confirms that there are no pending dues on the BESCOM meter, water connection or society account as on the commencement date.

9. Repairs and Maintenance

9.1 Minor repairs: The Tenants shall bear minor day-to-day repairs costing up to ₹[amount, e.g. 1,000] per instance. Examples include:

• bulbs and tube lights;
• tap washers;
• minor plumbing blockages caused by the Tenants' use; and
• switch replacements.

9.2 Major repairs: The Landlord shall bear the following at his own cost within [7] days of written intimation:

• repairs exceeding the amount in Clause 9.1;
• structural repairs;
• seepage and leakage;
• concealed wiring and plumbing faults; and
• repair or replacement of the appliances in Annexure A (fridge, washing machine, ACs and geysers) due to age or normal use.

9.3 If the Landlord fails to carry out a major repair within that time, the Tenants may get it done and deduct the actual cost from the next month's rent. The Tenants shall share the bill when doing so.

9.4 AC servicing shall be borne by [the Tenants – once a year / the Landlord – confirm]. Gas refilling or compressor faults not caused by misuse shall be borne by the Landlord.

10. Use and Occupants

10.1 The Premises shall be used only as a private residence by the Tenants named above.

10.2 The Tenants shall not sub-let, assign or part with possession of the Premises.

10.3 The Tenants may have guests and family members stay for reasonable periods. They shall follow society rules on visitors.

10.4 Pets are not permitted in the Premises.

10.5 The Tenants shall not carry on any illegal, commercial or immoral activity in the Premises. The Tenants shall not store hazardous material.

11. Two Tenants – Liability and Change of Occupant

11.1 The Tenants are jointly and severally liable to the Landlord for the rent, utility bills and damage under this Agreement.

11.2 As between themselves, the Tenants share the rent and deposit in the ratio [50:50 / ___ – to be agreed between the Tenants]. This internal arrangement does not bind the Landlord.

11.3 If one Tenant wishes to leave, that Tenant shall give [one (1)] month's written notice to the Landlord and the other Tenant. The remaining Tenant may then:

• (a) continue alone on the same terms; or
• (b) propose a replacement flatmate. The Landlord shall not unreasonably refuse a replacement, subject to the replacement completing police verification and signing an addendum to this Agreement.

11.4 The deposit shall be refunded only when the Premises are finally vacated. The outgoing and incoming Tenants shall settle the departing Tenant's share of the deposit between themselves, unless the Landlord agrees otherwise in writing.

12. Landlord's Entry

12.1 The Landlord or his authorised representative may enter the Premises for inspection, repairs or showing the Premises to prospective tenants or buyers. This requires at least 24 hours' prior notice, and entry shall be at a mutually convenient time between 9 a.m. and 7 p.m.

12.2 In an emergency, such as fire, flooding or a gas leak, the Landlord may enter without prior notice and shall inform the Tenants immediately.

12.3 Viewings by prospective tenants are permitted only during the last two months of the term or the notice period.

13. Alterations

13.1 The Tenants shall not make structural alterations without the Landlord's written consent.

13.2 The Tenants may make the following minor non-structural changes, provided they are removed or made good at move-out:

• hanging pictures with nails or adhesive hooks;
• installing curtain rods;
• installing a water purifier; and
• installing a TV wall mount.

14. Police Verification

14.1 The Landlord shall complete tenant police verification for both Tenants through the Bengaluru City Police (online or at the local police station) within [15] days of the commencement date.

14.2 The Tenants shall provide copies of their ID and photographs for this purpose.

15. Termination for Breach

15.1 Either Party may terminate this Agreement on thirty (30) days' written notice if the other Party commits a material breach and does not remedy it within fifteen (15) days of receiving written notice of the breach. Non-payment of rent for two consecutive months is a material breach.

16. Keys and Handover

16.1 The Landlord has handed over [number] sets of main door keys, [number] bedroom keys, [number] access cards/fobs and [number] mailbox keys to the Tenants.

16.2 At move-out, the Tenants shall return all of them. Lost keys or cards shall be charged at actual replacement cost.

17. Joint Inspection

17.1 At move-in, the Parties shall jointly inspect the Premises and sign Annexure B with dated photographs. Annexure B is the move-in condition record.

17.2 At move-out, the Parties shall jointly inspect the Premises on the handover date. They shall compare its condition against Annexure A and Annexure B, allowing for normal wear and tear.

17.3 Any damage claim not recorded in writing at the joint move-out inspection shall be deemed waived.

18. Force Majeure

18.1 If the Premises become wholly or substantially uninhabitable due to fire, flood, earthquake, structural failure or any cause not attributable to the Tenants, rent shall abate for that period.

18.2 Either Party may then terminate this Agreement without any lock-in or notice obligation. The Landlord shall refund the deposit within [15] days.

19. Holding Over

19.1 If the Tenants continue in possession after the term ends without renewal, they shall pay rent at the last applicable rate.

19.2 For any period of holding over after a valid termination or expiry notice, the Tenants shall pay rent at [1.5] times the monthly rent on a pro-rata basis.

20. Landlord's Assurances

20.1 The Landlord confirms the following:

• he has clear title to the Premises;
• he has authority to let the Premises;
• any required society NOC has been obtained; and
• the Tenants shall enjoy quiet and peaceful possession during the term.

21. Dispute Resolution

21.1 The Parties shall first try to resolve any dispute through good-faith discussion within thirty (30) days.

21.2 If the dispute is not resolved, the courts at Bengaluru shall have exclusive jurisdiction.

22. Governing Law

22.1 This Agreement is governed by the laws of India and the laws applicable in the State of Karnataka.

23. Entire Agreement

23.1 This Agreement, with Annexures A and B, is the entire agreement between the Parties.

23.2 Any change shall be valid only if it is in writing and signed by all Parties.

24. Notices

24.1 Notices shall be sent to the following contact details:

• Landlord: [email], [mobile]
• Ananya Iyer: [email], [mobile]
• Rohit Menon: [email], [mobile]

24.2 A message sent by email or WhatsApp to these contacts is valid notice.

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SCHEDULE – DESCRIPTION OF PREMISES

All that semi-furnished residential 2BHK flat bearing No. 304, [floor], [building/block name], Green Glen Layout, Bellandur, Bengaluru – 560103, measuring approximately [] sq. ft. [super built-up / carpet], with one covered car park No. [], together with the fittings and fixtures listed in Annexure A.

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IN WITNESS WHEREOF the Parties have signed this Agreement on the date and at the place first written above.

	Signature	Name
LANDLORD	____________	Ramesh Rao
TENANT 1	____________	Ananya Iyer
TENANT 2	____________	Rohit Menon

WITNESSES:

1. Signature: __________ Name: [name] Address: [address]
2. Signature: __________ Name: [name] Address: [address]

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Annexure A – Furniture, Fixtures and Fittings Inventory

#	Item	Location	Quantity	Make / Model	Condition at move-in
1	Wardrobe	[Bedroom 1 / 2]	2		[Good / Fair / Remarks]
2	Double bed	[Bedroom]	1
3	Refrigerator	Kitchen	1	[make]
4	Washing machine	[Utility]	1	[make]
5	Air conditioner	[rooms]	3	[make]
6	Geyser	Bathroom 1	1	[make]
7	Geyser	Bathroom 2	1	[make]
8	Lights / fans	All rooms	[__]
9	Curtain rods		[__]
10
11
12

Signatures:

• Landlord: ________
• Tenant 1: ________
• Tenant 2: ________
• Date: ________

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Annexure B – Move-in Condition Record

Room	Walls / Paint	Floor	Doors / Locks	Windows	Bathroom fittings	Electricals	Appliances	Photo ref.
Living / Dining	Freshly painted				–
Kitchen	Freshly painted				–		Fridge:
Bedroom 1	Freshly painted				–		AC:
Bedroom 2	Freshly painted				–		AC:
Bathroom 1							Geyser:
Bathroom 2							Geyser:
Balcony / Utility					–		Washing machine:
Car park	–		–	–	–	–	–

Meter readings at handover:

Meter	Number	Reading on [date]	Photo ref.
Electricity (BESCOM)	[RR no.]
Water
Gas

Signatures:

• Landlord: ________
• Tenant 1: ________
• Tenant 2: ________
• Date: ________

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Before You Sign (Tenant Side)

• Painting cap (Clause 5): The landlord wanted open-ended painting deductions. This draft limits them to a fixed cap, payable only after a minimum stay, and backed by an invoice.
  • Expect the landlord to push for a cap equal to about half to one month's rent.
  • A fair middle ground is ₹[15,000–20,000] for a 2BHK after 11 months, and zero if you leave earlier.
  • Insist the cap is the total painting deduction.
• Deposit is high: ₹2,00,000 is over 5 months' rent. Bengaluru often runs 6–10 months, so this is not unusual locally.
  • The central Model Tenancy Act 2021 suggests 2 months as a reference point. It is not binding in Karnataka.
  • You can still use it to negotiate a lower deposit or a faster refund.
• Refund deadline and itemised deductions (Clause 4): These are your strongest protections. Clause 17.3 (claims not raised at the joint inspection are waived) stops later "surprise" deductions.
  • The landlord may resist the interest clause (4.7). Dropping its second sentence (living rent-free until refund) is a reasonable concession.
• Lock-in symmetry (Clause 6): The penalty is capped at "remaining lock-in or 2 months, whichever is lower" for both sides. The landlord may ask for the full remaining lock-in. Accept that only if his penalty is identical.
• Two of you, one agreement (Clause 11): The landlord can recover the full rent from either of you.
  • Sign a short separate note between yourselves covering rent split, deposit share and exit notice.
  • Clause 11.3 lets one person leave and be replaced without ending the lease.
• Maintenance is included in rent: Clause 3.4 and Clause 8.4 keep society increases and one-time society charges on the landlord. Confirm with the society what move-in fees exist.
• Gaps to fill: Water, gas and AC servicing are not in your terms. Agree them before printing.
• Appliances: Three ACs, two geysers, a fridge and a washing machine are expensive to repair. Clause 9.2 puts age-related failure on the landlord. Do not let this become a "tenant bears all appliance repairs" clause.

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How to Execute This in Karnataka

1. Stamp duty: Buy an e-stamp certificate through SHCIL or a Karnataka e-stamp authorised vendor. Franking is an alternative.
   • Karnataka stamp duty depends on the state Stamp Act. It is usually calculated on rent and sometimes the deposit.
   • Use the Karnataka e-stamp calculator, or ask the vendor or sub-registrar for the exact amount.
   • The tenant usually pays. Take the certificate in either party's name, with the other party's name mentioned.
2. Printing: Print the agreement and annexures on plain A4 sheets and attach them to the e-stamp certificate. Alternatively, print the first page on stamp paper.
3. Signing: All three parties sign at the bottom of every page, including both annexures, and in full at the signature block.
4. Witnesses: Two adult witnesses sign with their names and addresses.
5. Registration: It is not compulsory, because the term is 11 months and the rent is monthly. Do not extend the term to 12 months or more without registering at the sub-registrar office.
6. Notarisation: This is optional. It only attests the signatures and is not registration.
7. Police verification: The landlord should complete it for both of you through the Bengaluru City Police (KSP app / online, or the local station).
8. Records: Each party keeps a signed original or a clear copy. Also keep the following:
   • dated move-in photos and video of every room and appliance;
   • meter readings;
   • the deposit transfer proof; and
   • every rent transfer reference.

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Plain Summary

• You and Rohit rent Flat 304 for 11 months from 1 Dec 2026, at ₹38,000/month including maintenance, paid by the 5th via bank transfer.
• The ₹2,00,000 deposit must be returned within [15] days of handing back the keys. Deductions are allowed only for unpaid dues or real damage, with bills and photos.
• Painting at move-out is capped at a fixed amount, and nothing is charged if you leave within [11] months. The flat was freshly painted, so photograph it now.
• Neither side can end the agreement in the first 6 months without a capped penalty. After that, either side gives 2 months' notice.
• You pay electricity and internet plus small repairs. The landlord pays for big repairs, appliance breakdowns from age, and all society charges.
• Both of you are fully responsible for the rent to the landlord. Agree your split in writing, and either of you can be replaced by a new flatmate.