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An online rent agreement in Mumbai must be a registered leave and licence agreement; a notarised one on stamp paper isn't enough. Law At Ease drafts it, works out the stamp duty, files the e-registration with the Maharashtra Department of Registration and Stamps, and sends someone to your home or office for the biometric step. The registered agreement comes to your inbox. You never stand in a sub-registrar queue.
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Why a Mumbai Rent Agreement Has to Be Registered
Most of India treats an 11-month agreement as optional to register. Maharashtra doesn't. Section 55 of the Maharashtra Rent Control Act, 1999 says every leave and licence agreement must be in writing and registered, whatever its length.
The duty to register sits with the landlord. Skip it and the landlord risks a fine of up to ₹5,000, up to three months in jail, or both. The tenant has a different problem: an unregistered paper is weak evidence when a ₹3 lakh deposit refund turns into a dispute, and banks, passport offices and many housing societies ask for the registered copy.
In Mumbai the word you'll hear is "leave and licence", not "rent agreement". It means the owner gives you permission to occupy the flat for a set period without handing over any ownership interest. Want the full comparison with a lease? See our Maharashtra rent agreement guide.
How to Make a Registered Rent Agreement in Mumbai
You can register a leave and licence agreement in Mumbai without visiting any office. Fill in the details, approve the draft, pay the government charges, finish Aadhaar biometrics for the owner, tenant and two witnesses, and download the registered agreement.
- Share the details (about 10 minutes). Owner, tenant, flat address as it appears on the Index II or tax bill, rent, deposit, lock-in and notice period.
- Approve the draft. We draft it in the format Maharashtra's e-registration system accepts. Add your clauses now: car park slot, pets, painting at exit, rent escalation on renewal. After registration, any change means a fresh agreement.
- Pay stamp duty and the registration fee. We calculate both and show them separately from our fee before you pay.
- Biometrics at your door. Our executive visits with the fingerprint device. Owner, tenant and witnesses can each verify at different times and places, so a landlord in Dubai and a tenant still in Bengaluru are not a problem.
- Get the registered agreement. Once the sub-registrar approves it online, the digitally signed agreement is emailed to you and saved in the Law At Ease app, usually within [TURNAROUND].
Rent Agreement Cost in Mumbai
Your total cost has three parts: stamp duty, the registration fee and our service fee. Stamp duty is 0.25% of the total licence value. The registration fee is ₹1,000 inside Mumbai's municipal limits.
The licence value is the rent for the whole term, plus any non-refundable deposit, plus 10% a year of the refundable deposit. That last part matters in Mumbai, where a deposit of three to six months' rent is common: the state treats the deposit as if it earns 10% a year and charges duty on that notional interest.
Example (illustrative)
Rent / month
Term
Refundable deposit
Licence value
Stamp duty (approx.)
Registration fee1BHK, Powai | ₹38,000 | 11 months | ₹1,50,000 | ₹4,31,750 | ₹1,080 | ₹1,000
2BHK, Bandra West | ₹85,000 | 11 months | ₹5,00,000 | ₹9,80,833 | ₹2,450 | ₹1,000
Same 2BHK, longer term | ₹85,000 | 24 months | ₹5,00,000 | ₹21,40,000 | ₹5,350 | ₹1,000
The registration system also adds a small document handling charge. Figures are rounded; you can check any amount on the official IGR Maharashtra leave and licence calculator.
What you pay
Amount
Goes toStamp duty | 0.25% of licence value | Government
Registration fee | ₹1,000 (Mumbai municipal limits) | Government
Document handling charge | As shown by the IGR system | Government
Law At Ease drafting, filing and doorstep biometrics | Contact Us! | Law At Ease
Who pays? It's up to the owner and tenant. In practice the tenant usually covers the government charges; write it into the agreement either way. Create Now!
Documents Required for a Rent Agreement in Mumbai
Who
What to keep readyOwner (licensor) | Aadhaar with linked mobile, PAN, and one proof of ownership: Index II, latest property tax bill, society share certificate or electricity bill in the owner's name
Tenant (licensee) | Aadhaar with linked mobile, PAN (or Form 60)
Two witnesses | Aadhaar with linked mobile; one can be from each side
If someone signs for the owner | Registered power of attorney and the holder's Aadhaar
Company lease | Authority letter or board resolution, company PAN and the signatory's Aadhaar
A tenant claiming HRA on rent above ₹1 lakh a year will also need the owner's PAN on the agreement.
Before You Move In: Society NOC and Handover
Many Mumbai co-operative housing societies ask for their own paperwork before a tenant moves in. Their bye-laws decide the details, so check with the society office early.
- NOC or intimation letter. Usually requested from the owner, sometimes with a copy of the registered agreement and the tenant's ID.
- Move-in charges. Some societies collect a fixed amount or a non-occupancy charge from the owner. Ask who pays before you sign.
- Inventory. List fans, lights, ACs, geysers, modular kitchen fittings and keys in a schedule to the agreement. It is the easiest way to settle deposit deductions later.
- Meter readings. Note electricity and gas readings on the day of handover and attach a photo.
Police Verification for Tenants in Mumbai
Mumbai Police requires landlords to report their tenants' details, and the order applies across the city's police jurisdiction. The landlord submits the tenant information form online through the Mumbai Police website with the tenant's photo, ID and the agreement details. Keep the acknowledgement.
Police verification is separate from registration. A registered agreement doesn't replace it, and failing to report a tenant can lead to action against the landlord.
Renting in Thane, Navi Mumbai or Mira-Bhayandar? Those areas fall under their own police commissionerates, each with its own tenant-information process. Contact Us!
Areas We Cover in Mumbai
Our doorstep biometric service covers the city and suburbs, including:
- Western suburbs: Bandra, Khar, Santacruz, Andheri, Jogeshwari, Goregaon, Malad, Kandivali, Borivali, Dahisar
- Central and harbour: Dadar, Parel, Worli, Lower Parel, Kurla, Ghatkopar, Vikhroli, Powai, Mulund, Chembur
- South Mumbai: Colaba, Fort, Marine Lines, Malabar Hill, Byculla
- Extended region: Thane, Navi Mumbai (Vashi, Kharghar, Nerul), Mira Road
The registration fee is ₹1,000 inside municipal corporation limits and ₹500 in rural areas; we apply the right one for your property's address.
Why Mumbai Renters Choose Law At Ease
- No sub-registrar queue. Biometrics at your home or office.
- Charges shown upfront. Government charges and our fee listed separately before you pay.
- Built for big deposits. We calculate duty on the deposit correctly, so the registration isn't rejected for a short payment.
- Parties in different places. Owner, tenant and witnesses can verify separately.
- Advocates on call. Questions on lock-in, escalation or deposit clauses are answered in under 3 minutes on average.
Frequently asked questions
Marked up with FAQPage schema so answers can appear directly in search results.
Is an online rent agreement valid in Mumbai?
Yes, when it is registered through Maharashtra's online leave and licence system with Aadhaar biometric verification. The sub-registrar approves it electronically, and the registered copy is valid evidence.
How much does a registered rent agreement cost in Mumbai?
Stamp duty is 0.25% of the total licence value, and the registration fee is ₹1,000 inside Mumbai's municipal limits. For an 11-month flat with ₹38,000 rent and a ₹1.5 lakh deposit, the duty is roughly ₹1,080. Our fee is added separately.
Is a notarised rent agreement valid in Mumbai?
Not for a leave and licence agreement. Section 55 of the Maharashtra Rent Control Act requires registration, so a notarised paper doesn't meet the legal requirement.
Can I register the agreement myself on the government website?
Yes. The IGR Maharashtra leave and licence portal lets you file it yourself, but you need a compatible biometric fingerprint device and a webcam for all parties. Most people use an authorised service provider that brings the equipment.
How do I check whether my rent agreement is registered?
Use the online document search on the IGR Maharashtra website with the document number and year printed on your registered agreement.
Can an NRI owner register a rent agreement in Mumbai?
Yes. An NRI owner can complete Aadhaar biometrics during a visit or authorise someone in India through a registered power of attorney.
What happens when the 11 months end?
A leave and licence agreement can't be extended informally. Register a fresh agreement for the new term, with any rent increase written in.
Get Your Registered Rent Agreement in Mumbai
Tell us about the flat, approve the draft and we'll handle the rest, from stamp duty to biometrics at your door.