Malaysia Rental Pitfalls Guide (2026) — Kuala Lumpur, Penang & Johor

This guide provides a practical checklist for tenants in Malaysia, from the first property viewing to move-out.
It is intended to help newcomers identify common rental risks, ask the right questions, and keep proper records throughout the tenancy.

If you would like to contribute, share your experience with the city, budget range, property type, issue encountered, and how it was resolved.
Useful updates can then be incorporated into the guide for future readers.

Note: This is a practical reference only and not a substitute for legal advice or a formal review of your tenancy agreement.

1) Before Viewing: Key Questions to Ask

• What is included in the monthly rent: maintenance fees, parking, utilities, internet, or other charges?
• What is the minimum tenancy period? Are short-term arrangements allowed?
• What notice period applies if the tenant or landlord wishes to terminate early?
• What deposits are required? For example, some rentals request a two-month security deposit plus one-month utilities deposit. Ensure this is stated clearly in writing.
• Which furnishings and appliances are included (air-conditioners, water heaters, washing machine, refrigerator, stove, etc.)?
• Who is responsible for repairs and replacements, and is there a cost threshold for minor repairs?
• Are there house rules relating to pets, smoking, visitors, noise, subletting, or business use?
• What payment method is accepted, and will official receipts plus a signed agreement be provided?
• Who is the legal landlord or authorized representative, and can this be verified?

Important: A refusal to arrange a proper viewing while requesting a deposit upfront should be treated as a serious warning sign.

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2) On-Site Inspection Checklist

Document the condition of the property with clear photos and videos during the viewing and again on handover.

• Air-conditioners: test cooling performance, leaks, unusual noise, and remote controls.
• Water pressure: test all taps, showers, and toilets in both kitchen and bathrooms.
• Leaks and mold: inspect ceilings, walls, corners, under sinks, and behind furniture.
• Electrical points and switches: test sockets, light fittings, and check for signs of overheating or tripping.
• Doors, windows, and locks: confirm they open, close, and lock securely.
• Appliances: test all provided appliances, including washing machine, refrigerator, stove, and water heater.
• Pests and odor: look for signs of cockroaches, ants, termites, musty smells, or drain odor.
• Internet and mobile signal: confirm network coverage and available broadband options.
• Common areas and facilities: if applicable, inspect lifts, corridors, parking, gym, pool, and security access.

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3) Contract Review: Clauses That Must Be Checked

• Deposit refund timeline and the requirement for itemized deductions.
• A clear distinction between normal wear and tear versus tenant-caused damage.
• Responsibility for repairs, especially for air-conditioners, plumbing leaks, and water heaters.
• Early termination terms, including notice period, penalty amount, and any replacement tenant condition.
• Utility arrangements: whose name the accounts are under, who pays, and how final settlement is handled.
• Late payment rules, grace periods, and any penalties.
• Move-out cleaning and reinstatement requirements.
• A full inventory list with the condition of each item at handover.
• Renewal terms and how rent increases will be determined.
• Restrictions on subletting, short-term stays, business use, or renovations.
• Any booking fee terms and whether the amount is refundable or forfeitable.
• Who bears stamp duty or agreement-related administrative costs, if applicable.

Best practice: Important promises, concessions, or repair commitments should be recorded in the written agreement or a signed written acknowledgment.

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4) Deposits & Payment: Safer Practices

• Use bank transfer whenever possible and retain the transfer reference.
• Request written confirmation for every payment made.
• Obtain a signed copy of the tenancy agreement and any inventory list.
• Ensure booking fee terms are clearly documented before payment is made.
• Avoid cash payments to unknown individuals or accounts that cannot be properly explained.
• Confirm whether utilities deposit, access card deposit, or parking deposit are separate from the main security deposit.

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5) Common Scams & Red Flags

• The advertiser refuses a physical or legitimate live viewing and requests payment based only on photos.
• The other party refuses to provide a draft agreement, identification, or proof of authority to rent out the unit.
• New terms or unexpected charges are introduced at the last minute.
• You are pressured with urgency, such as “pay immediately or the unit will be gone today.”
• The payment account does not match the landlord, agency, or authorized representative, and no reasonable explanation is provided.
• Deposit deductions are made without itemized proof, invoices, photos, or prior documentation.
• The tenant is asked to pay for repairs upfront without written confirmation of reimbursement or responsibility.

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6) After Move-In: How to Protect Yourself

• Report all defects in writing on the first day or within the agreed handover period.
• Attach photos and videos when reporting pre-existing issues.
• Keep all important communication in writing, including repair requests and approvals.
• Retain records of rent payments, utility payments, and any repair expenses.
• Store copies of the signed agreement, inventory list, and access card or key handover records.

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7) Move-Out & Deposit Return Strategy

• Review the agreement 7 to 14 days before move-out and check any cleaning or restoration obligations.
• Photograph and record the entire unit before handing it back.
• Compare move-out condition against your move-in evidence and inventory list.
• Arrange a joint inspection with the landlord or agent whenever possible.
• Record final utility meter readings and keep proof of final payment.
• Return all keys, access cards, remotes, and parking devices with written acknowledgment.
• Request written confirmation of the expected deposit refund amount and timeline.

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8) City Notes — Kuala Lumpur / Selangor

• Commuting time should be assessed carefully, as traffic conditions can significantly affect daily travel.
• For high-rise condominiums, confirm access cards, visitor rules, parking allocation, and management procedures.
• Any representation such as “fully furnished” or “internet included” should be stated clearly in the agreement.
• Check surrounding construction activity and noise levels by visiting at different times, including evenings and weekends.

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9) City Notes — Penang

• In coastal or older properties, inspect carefully for humidity, mold, seepage, and rust.
• Parking availability may be limited, so confirm whether the unit includes a dedicated parking bay.
• In some neighborhoods, short-stay turnover may affect noise and building traffic, so assess the environment at different times of day.

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10) City Notes — Johor (Johor Bahru / Iskandar Area)

• If cross-border commuting is relevant, factor in checkpoint time, transportation cost, and schedule variability.
• In newer developments, check whether nearby construction may continue for an extended period.
• Some areas may be quieter at night, so it is worth checking lighting, access control, and surrounding security conditions after dark.

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11) Reader Reply Template

• City / Area:
• Property type and monthly rent:
• Main issue encountered:
• How it was resolved:
• One practical tip for new tenants:

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