Steps to Rent a House in Malaysia: A Comprehensive Guide

Renting a house in Malaysia can be an exciting yet overwhelming experience—especially if you're new to the country or renting for the first time. 

Whether you're a local, a student, or an expat, understanding the process can save you time, money, and stress.

This comprehensive guide will walk you through every step of the house rental process in Malaysia, from understanding the market to moving in confidently.

1. Understand the Rental Market in Malaysia

Malaysia’s rental market is diverse and offers options ranging from modern high-rise condominiums to traditional landed houses. Before you rent a house in Malaysia, here are some of the most popular areas for renting include:

• Kuala Lumpur – Ideal for professionals and expats.

• Petaling Jaya & Subang Jaya – Great for families and students.

• Penang & Johor Bahru – Popular with locals, retirees, and those working near Singapore.

Average Rental Prices

• 1-bedroom condo in city center: RM 1,500 – RM 3,000 (USD 340 – 680)
  
  

• 3-bedroom condo outside city: RM 1,200 – RM 2,000 (USD 270 – 455)
  
  

• Landed house: RM 1,800 – RM 4,000 (USD 410 – 910)

2. Set Your Budget

Before you rent a house in Malaysia, decide how much you can comfortably afford. Factor in:

• Monthly rent
  
  

• Security deposits
  
  

• Utility bills (electricity, water, internet)
  
  

• Parking fees or maintenance charges
  
  

💡 Tip: Many landlords require at least 2 months' rent as deposit, plus 1 month in advance.
So if your rent is RM 1,500 (USD 340), be ready to pay around RM 4,500 (USD 1,020) upfront.

3. Choose the Right Location

Location can make or break your rental experience. To rent a house in Malaysia, consider:

• Commute time to work or university
  
  

• Access to public transport (LRT/MRT, buses)
  
  

• Nearby facilities (supermarkets, clinics, schools, etc.)
  
  

• Safety and noise levels
  
  

For example, Bangsar and Mont Kiara are expat-friendly areas in Kuala Lumpur, while places like Setapak or Cyberjaya may appeal more to students.

4. Start Your House Search

You can begin your search through:

• Property websites like iProperty or PropertyGuru
  
  

• Facebook groups for rentals
  
  

• Licensed real estate agents
  
  

Always double-check listings and photos. If the price seems too good to be true, it might be a scam.

5. Visit and Inspect the Property

Once you find a place that you wish to rent in Malaysia, arrange for a viewing. During the visit, check:

• Water pressure and plumbing
  
  

• Air conditioning and electrical appliances
  
  

• Wi-Fi availability
  
  

• General condition of walls, flooring, and furniture
  
  

• Noise levels at different times of day
  
  

Tip of the day: Take photos or videos as a reference and don't hesitate to ask the landlord about any repairs or concerns.

6. Understand the Rental Agreement

Before signing anything, carefully review the tenancy agreement. It should cover:

• Duration of the lease (usually 1–2 years)
  
  

• Monthly rent and due date
  
  

• Deposit terms
  
  

• Who pays for repairs or maintenance
  
  

• Rules about early termination or subletting

You can request amendments if something feels unfair. If possible, get a copy in English and consult a local if you’re unsure about the legal terms.

7. Pay the Required Deposits

Most landlords will ask for:

• 2 months' rent as a security deposit

• 1 month’s rent in advance

• Half-month to 1-month rent as utility deposit

Make sure you get a receipt for each payment. The deposit is refundable when you move out—provided there’s no damage or outstanding bills.

💡 Example: For a rental of RM 2,000/month (USD 455), you’ll pay:
RM 6,000 – RM 7,000 upfront (USD 1,365 – 1,590)

8. Sign the Tenancy Agreement

Once everything is agreed, you and the landlord will sign the agreement. You'll need to provide:

• Passport/IC
  
  

• Valid visa or student pass (for foreigners)
  
  

• Proof of financial support or letter of employment (optional)
  
  

• Stamp duty, which is a small fee payable to the government (usually borne by the tenant)
  
  

Important: The agreement must be stamped by LHDN (Inland Revenue Board) to be legally valid.

9. Move In and Set Up Utilities

Now that you’ve signed the papers, it’s time to move in. Make a checklist to cover:

• Setting up electricity with TNB (Tenaga Nasional Berhad)
  
  

• Registering for water supply (Air Selangor or local provider)
  
  

• Installing internet/Wi-Fi (Unifi, Maxis, Time)
  
  

• Notifying the landlord of any existing damage or issues
  
  

Check the meter readings when you move in, and take photos as proof.

10. Know Your Rights and Responsibilities

As a tenant, you have both rights and responsibilities. You are entitled to:

• A habitable and safe property
  
  

• Reasonable privacy
  
  

• A fair chance to recover your deposit

However, you're also expected to:

• Pay rent on time
  
  

• Take care of the property
  
  

• Notify the landlord of issues promptly

Important Tips Before You Rent a House in Malaysia

Before you commit to any rental, keep these important tips in mind to protect yourself:

• Beware of scams: If the rent is unusually cheap, or the landlord asks for payment before a viewing, it’s likely a scam. 

Never transfer money without verifying the property in person.

• Always verify agents: Only deal with registered real estate agents. 

You can check their license number with the Board of Valuers, Appraisers, Estate Agents and Property Managers (BOVAEP) at lppeh.gov.my. Avoid unlicensed “middlemen” who may overcharge or disappear.

• Ask for a stamped agreement: Your tenancy agreement must be stamped by the LHDN to be legally valid. This also protects both tenant and landlord in case of disputes.