Renting a House in Pakistan?

Here’s the Tenancy Agreement Sample I Wish Someone Had Given Me

A friend of mine moved into a flat in Lahore last year without signing anything beyond a WhatsApp message confirming the rent amount. Four months in, the landlord showed up asking for an extra Rs. 5,000 “because gas prices went up,” even though nothing like that had ever been discussed. My friend paid it, grumbled about it for a week, and moved on — because there was nothing in writing to push back with.

That’s the story behind this article. Not a textbook explanation of tenancy law, but a walkthrough of what actually goes into a proper rent agreement in Pakistan, told in the order you’d actually experience it — from the day you first look at a property to the day you hand back the keys. Somewhere in the middle, you’ll find a complete sample agreement you can print and use.

Let’s walk through it stage by stage.

Stage One: Before You Even Talk About an Agreement

Before any paperwork gets drafted, there’s a conversation that needs to happen between the landlord and the prospective tenant. Skipping this stage is where most future arguments get planted.

Here’s what should get discussed out loud, before anyone starts drafting anything:

• The exact monthly rent, and whether it includes any charges (maintenance fee in an apartment building, for instance) or excludes them.
• How many months of advance payment the landlord expects.
• The size of the security deposit.
• Who’s going to pay for gas, electricity, water, and internet.
• Whether the property is furnished, semi-furnished, or completely empty.
• How long the tenancy is meant to run, and what happens when that period ends.

None of this needs a lawyer in the room. It just needs both people to say the numbers out loud and agree on them clearly, so that when it’s time to put pen to paper, there’s no “wait, I thought we said something different” moment.

Stage Two: Understanding What the Law Actually Says

Pakistan’s rental laws aren’t centralized under one single act — each province runs its own version. Punjab operates under the Punjab Rented Premises Act, 2009. Sindh still largely relies on the Sindh Rented Premises Ordinance, 1979. Khyber Pakhtunkhwa and Islamabad Capital Territory each have their own parallel legislation, and Balochistan has its own framework too.

Despite the different names, the underlying logic is nearly identical across all of them:

• Tenancies should ideally be documented in writing.
• Landlords can’t just throw a tenant out on a whim — there’s a defined legal process, usually through a rent tribunal rather than an ordinary civil court.
• Eviction requires valid grounds: unpaid rent, personal need of the property by the landlord, subletting without permission, or use of the property for something illegal.
• Rent tribunals exist specifically because rent disputes used to clog up regular courts for years — the tribunal system is supposed to be faster.

One honest disclaimer worth repeating: provincial laws get amended from time to time, and the exact procedural details can shift. If you’re dealing with a genuinely serious dispute, or a property worth a significant amount of money, this article is a starting point for understanding the landscape — not a substitute for sitting down with a property lawyer familiar with your specific city.

Stage Three: Stamp Paper and Registration — The Confusing Part, Simplified

This is the part that trips people up the most. Two separate things get lumped together in people’s minds: putting an agreement on stamp paper, and formally registering it.

Stamp paper is just the physical paper the agreement gets printed or written on — it carries a small government duty and is available from any stamp vendor near a courts complex. Most residential agreements in Pakistan are done this way, on a modest denomination, usually somewhere in the range of a couple hundred rupees depending on the province.

Registration is a separate, more formal step, done at the sub-registrar’s office, and it’s more common for commercial leases, longer-term agreements, or higher rent values. For an ordinary house or flat rental between two individuals, most people skip formal registration and simply rely on the stamp-paper agreement, signed and witnessed.

If you’re not sure which category your situation falls into, a five-minute chat with a stamp vendor or a local property dealer will usually clear it up — this isn’t something that requires a formal legal consultation in most ordinary cases.

Stage Four: Building the Agreement, Clause by Clause

Here’s where we get into the actual content of a good tenancy agreement — the building blocks, explained one at a time, before you see the full sample put together.

Identifying both parties properly. Full names, CNIC numbers, and permanent addresses for the landlord and the tenant. If there’s a guarantor involved — fairly common when a tenant is new to a city and doesn’t have an established rental history — their details belong here too.

Describing the property in detail. Not just the address, but the number of rooms, bathrooms, parking spots, and whether it’s furnished. Vague descriptions cause vague arguments later.

Setting the term clearly. Most residential leases in Pakistan run eleven months, sometimes exactly a year. Eleven months is a common local convention — partly tied to certain registration thresholds, partly just how the market has always operated. There’s no rule saying it must be eleven months; it’s simply what most people default to.

Rent and payment mechanics. The amount, the due date, and the payment method. A small grace period — say, five days past the due date without penalty — is a reasonable and common addition.

Security deposit terms. Usually one to two months’ rent. The agreement needs to say clearly when it gets refunded and what can be deducted from it.

Advance rent, if applicable. Some landlords ask for two or three months upfront. If that’s part of your deal, write down exactly how many months and whether it counts toward future rent.

Utility responsibility. State plainly who pays the electricity, gas, water, and internet bills. This single line prevents an enormous share of rental disputes in Pakistan.

Maintenance split. Minor stuff (a dripping tap, a stuck door) usually falls on the tenant. Bigger structural issues (roof leakage, wiring problems) usually fall on the landlord. Write this down instead of assuming it’s obvious — it rarely is, to either party.

Rent increase terms. If there’s a cap on how much rent can go up at renewal, put a number on it. This single clause is what stops the classic “surprise 30% increase” story that comes up constantly in rental horror stories here.

Subletting rules. Most landlords don’t want tenants subletting rooms to strangers without permission. State this outright.

Notice period for ending the tenancy. One to two months is typical for residential properties in Pakistan; commercial leases often use longer windows.

Grounds for eviction. Non-payment, property damage, illegal use, or the landlord needing the property back for personal use — spell these out rather than leaving them implied.

An inventory list, for furnished places. Every item, noted with its condition, attached as an annexure.

Signatures and witnesses. Both parties, plus two witnesses, ideally with CNIC numbers noted alongside their signatures.

Now, here’s all of that put together into one usable document.

The Complete Sample Tenancy Agreement

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TENANCY AGREEMENT

Executed on this _____ day of _______, 20, at __________.

BETWEEN

Mr./Mrs. __________________________, S/O, D/O, W/O ____________________, CNIC No. ––, residing at ___________________________________ (hereinafter the “LANDLORD”, which term shall include his/her heirs, legal representatives, and assigns) of the First Part;

AND

Mr./Mrs. __________________________, S/O, D/O, W/O ____________________, CNIC No. ––, residing at ___________________________________ (hereinafter the “TENANT”, which term shall include his/her heirs, legal representatives, and assigns) of the Second Part.

WHEREAS the Landlord is the lawful owner of the property described below and has agreed to lease it to the Tenant on the following terms and conditions:

1. The Property House/Flat/Shop No. _____, Street/Block _____, Area _____, City _____, comprising _____ bedrooms, _____ bathrooms, _____ car parking space(s), [furnished / semi-furnished / unfurnished] — hereinafter the “Demised Premises.”

2. Duration The tenancy shall run from __________ to __________, a period of _____ months, renewable by mutual written consent thereafter.

3. Rent Rs. __________ per month, payable by the _____ day of each month via [bank transfer / cheque / cash], with a grace period of _____ days before any late payment is considered a breach.

4. Advance Payment Rs. __________ paid as advance at signing, covering _____ month(s), acknowledged received by the Landlord.

5. Security Deposit Rs. __________, interest-free, refundable within _____ days of vacating the premises, subject to deduction of unpaid dues or documented damage beyond ordinary wear and tear.

6. Utility Bills The Tenant shall pay electricity, gas, water, and internet charges directly and shall provide proof of clearance before vacating.

7. Maintenance Routine upkeep is the Tenant’s responsibility; structural repairs (roof, plumbing infrastructure, core electrical wiring) are the Landlord’s responsibility, unless caused by the Tenant’s negligence.

8. Permitted Use The premises shall be used strictly for [residential / commercial] purposes only, and not for any unlawful activity.

9. Subletting Not permitted without the Landlord’s prior written consent.

10. Right of Inspection The Landlord may inspect the premises with at least 24 hours’ notice, except in emergencies.

11. Renewal & Rent Revision Renewal terms, including any rent increase (capped at _____%), to be agreed in writing between the Parties before expiry of the current term.

12. Termination Either party may terminate with _____ months’/days’ written notice. The Landlord may terminate immediately in cases of two consecutive months of unpaid rent, material breach, or illegal use of the premises.

13. Handover Condition On termination or expiry, the Tenant shall return vacant possession in the same condition as received, ordinary wear and tear excepted, along with all keys and fixtures.

14. Inventory (if furnished) As per Annexure “A,” signed by both Parties, listing all furniture, fixtures, and appliances along with their condition at the start of tenancy.

15. Indemnity The Tenant shall be liable for any damage to the premises caused during the tenancy, beyond normal wear and tear.

16. Dispute Resolution Disputes shall first be addressed through mutual discussion; failing resolution, the matter shall be referred to the Rent Tribunal having jurisdiction in __________.

17. Governing Law This Agreement is governed by the applicable rented premises legislation of __________ and the laws of Pakistan.

IN WITNESS WHEREOF, the Parties have signed this Agreement on the date first written above.

LANDLORD: Signature ______________ Name ______________ CNIC ______________ TENANT: Signature ______________ Name ______________ CNIC ______________ WITNESS 1: Signature ______________ Name ______________ CNIC ______________ WITNESS 2: Signature ______________ Name ______________ CNIC ______________

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Adapt any clause as needed. A single-room rental won’t need the full commercial-style detail, and a shop lease will need a bit more than what’s shown here — we’ll get to that shortly.

Stage Five: Things People Get Wrong Even With an Agreement in Hand

Having a signed agreement is a huge improvement over nothing, but it’s not automatically bulletproof. A few habits make the difference between a document that actually protects you and one that just sits in a drawer.

Leaving blanks unfilled. Every empty line is an invitation for a later disagreement. If something doesn’t apply, write “N/A” rather than leaving it open.

No photographic record at move-in. This takes five minutes with a phone camera — photograph every room, note existing marks on walls, chips in tiles, condition of fittings. This single habit resolves more security-deposit arguments than any clause in the agreement itself.

Relying on verbal side-agreements. If the landlord verbally agrees to something extra later — say, allowing a small structural change, or adjusting the payment date — get it confirmed in writing, even if it’s just a text message. Verbal add-ons tend to be forgotten by whichever side benefits from forgetting them.

Not keeping copies. Both parties should hold a signed original. If a dispute lands in a tribunal, having your own copy readily available saves a lot of time and hassle.

Ignoring the notice period when leaving. Tenants sometimes just vacate without giving the agreed notice, assuming the security deposit “covers it.” It often doesn’t, and this can create legitimate grounds for a landlord to withhold part of the deposit.

Stage Six: Furnished Rentals Need a Bit More Detail

Furnished apartments have become common, especially in Karachi, Lahore, and Islamabad, often rented to corporate employees or people relocating short-term. If this applies to you, a few extra steps matter:

• Attach a full inventory as an annexure — every sofa, bed, appliance, curtain.
• Note the condition of each item at move-in, not just its presence.
• Decide upfront who pays if an appliance breaks from normal use versus misuse.
• A slightly higher security deposit is common practice given the added value tied up in furnishings.

For unfurnished rentals, you can keep this section light, but it’s still worth listing basic fixtures included — fans, geysers, light fittings — so there’s no confusion about what the landlord might remove before the tenant moves in.

Stage Seven: Commercial Leases Are a Different Animal

Shops, offices, and warehouses need a somewhat different agreement than a family home. A few additions worth knowing about:

• Permitted business activity — is the space strictly retail, or can it be used for storage, office work, light manufacturing?
• Signage rights — can the tenant put up branding outside the shop?
• Access hours — relevant in shared plazas with common gates that close at a set time.
• Fit-out and renovation terms — commercial tenants frequently want to customize interiors, and the agreement should specify what’s allowed, and whether it needs to be reversed before handover.
• Longer notice periods — three to six months is typical, since relocating a business takes more planning than moving a household.
• Key money or goodwill payments — in some commercial markets, an upfront payment separate from rent and deposit is common. If this applies, document the amount and terms clearly, since disputes over key money without paperwork can get particularly messy.

Rights and Duties, Stripped Down to the Essentials

A tenant can generally expect: Peaceful, uninterrupted use of the property; advance notice before inspections; a documented, fair process for the deposit refund; protection against arbitrary eviction; and a property that’s reasonably safe and habitable.

A landlord can generally expect: Rent paid on time; the property used only for its agreed purpose; no unauthorized structural changes; vacant possession returned in reasonable condition at the end of the term; and legal recourse through the rent tribunal if the tenant breaches the agreement.

Both sides benefit from: Keeping communication in writing, even informally — a text message confirming a change is worth more than a memory of a conversation months later. Flagging problems early instead of letting frustration build silently. Respecting the agreed notice period rather than springing sudden decisions on the other party.

The Disputes That Come Up Again and Again

“The landlord raised my rent without warning.” This shouldn’t happen if the agreement ties any increase to renewal, with a stated cap. Without that clause, tenants have very little to push back with beyond simply refusing and hoping the landlord backs down.

“The tenant won’t move out even though the lease ended.” A clearly dated term, paired with a defined notice period, gives the landlord solid documented ground to approach the rent tribunal rather than relying on verbal promises the tenant can easily deny making.

“I never got my deposit back.” The most common complaint in Pakistani rental circles, by a wide margin. A clause specifying the refund timeline and allowable deductions — backed by move-in photos — removes most of the ambiguity that lets this drag on.

“Nobody agreed on who pays for the broken geyser.” Settled instantly by the maintenance clause splitting responsibility between routine upkeep and structural repairs.

“There’s someone else living here who isn’t on the agreement.” A clear no-subletting clause gives the landlord firm ground to act if this happens without permission.

Quick Answers to Questions People Actually Ask

Do I need a lawyer for a normal house rental? Usually not, if you’re using a properly structured agreement like the one above. For high-value or commercial properties, a short consultation is worth the cost.

Why eleven months instead of twelve? It’s a long-standing local convention in many parts of Pakistan, tied loosely to certain registration thresholds and simply to how the rental market has traditionally operated. It’s not a strict legal requirement — you can agree to any term.

Can a landlord physically remove a tenant without going through the tribunal? No, not lawfully. Even with valid grounds, the proper channel is the rent tribunal or relevant court, not forced removal.

What if we never wrote anything down? Pakistani law does recognize tenancies formed through conduct in some situations, but proving specific terms — rent, duration, deposit amount — becomes much harder without documentation. Whoever has something in writing has a real advantage in any dispute.

Can the deposit be used to cover unpaid rent instead of being refunded separately? Yes, and this should simply be written into the agreement clearly, so there’s no argument about it later.

How much notice is normal before ending a tenancy? One to two months for residential properties; commercial leases often run three to six months given the added complexity of relocating a business.

Cash or bank transfer for rent payments? Bank transfer or cheque creates an automatic record. If cash is used, a signed receipt each month is a smart habit that costs nothing and prevents a lot of future confusion.

One Last Thought

None of this is about assuming the worst of the other person. Plenty of landlords and tenants in Pakistan go years without a single disagreement. But a good tenancy agreement isn’t written because you expect trouble — it’s written so that if a question ever comes up, both people already know the answer, instead of trying to reconstruct a conversation from eight months ago over a cup of tea.

Take the extra half hour. Read through every clause with the other party before signing, ask about anything that isn’t clear, and make sure the agreement reflects what you actually discussed — not just a generic template signed because it “looks official.” That shared understanding, more than the paper itself, is really what protects both sides.