Almost every rent agreement in India is for 11 months. That's not tradition - it's the Registration Act, 1908.
The rule
Under Section 17(1)(d), a lease for more than one year (or year to year, or with a yearly rent) must be registered. Leases under a year are optional to register (Section 18). So landlords and tenants sign 11-month agreements on stamp paper to avoid registration fees and the trip to the sub-registrar.
States where you must register anyway
- Maharashtra: every leave and licence agreement must be registered, whatever its length (Section 55, Maharashtra Rent Control Act, 1999). It's done online (e-registration) with Aadhaar authentication. Stamp duty is 0.25% of the total licence fee for the term plus non-refundable deposit plus notional interest on the refundable deposit, subject to minimums.
- Tamil Nadu: the Tamil Nadu Regulation of Rights and Responsibilities of Landlords and Tenants Act, 2017 requires tenancy agreements to be in writing and registered with the Rent Authority (tenancy.tn.gov.in).
- Other states: check your state's rules - stamp duty bases and caps differ widely; use the state e-stamp calculator or ask the sub-registrar.
Is an unregistered 11-month agreement valid?
Yes, between the parties, if properly stamped. But:
- An unstamped or under-stamped agreement can't be relied on in court until duty and penalty are paid.
- An agreement that should have been registered (over a year) can't be used to prove the lease terms.
- Police verification of tenants is required separately in many cities.
Model Tenancy Act
The central Model Tenancy Act, 2021 (deposit cap of two months' rent for residential, rent authorities, faster eviction for non-payment) applies only where a state has adopted it. Don't assume it applies in your state.
Draft your agreement for your state - or check the one you were sent for red flags.