Bangalore Rent Rules 2026: Deposits, Agreements and What the Law Says
Karnataka has no law that caps the deposit a Bangalore landlord can ask for. The Karnataka Rent (Amendment) Act, 2025, in force since 8 January 2026, replaced the old jail terms for breaking the rent law with fines. It did not add a two-month deposit limit, a rent authority or a rule to file every agreement within 60 days. Those come from the central government's Model Tenancy Act, 2021, a model law that each state may adopt, and Karnataka has not enacted it. The Rent Act itself reaches few of the city's flats: it leaves out a home whose rent, as the Act measures it, is above ₹3,500 a month (₹2,000 in some areas). This page sets out what the law in Bangalore does say about deposits, agreements, stamp duty and registration, and what to check before you sign.
A correction. An earlier version of this page said that from January 2026 deposits were legally capped at two months' rent (six for shops and offices), that every agreement had to be reported to a Rent Authority within 60 days, that a landlord had to give 90 days' notice of a rent rise and 24 hours' notice of a visit, and that a tenant could deduct a repair from the rent after 30 days. None of these is Karnataka law. They are terms of the Model Tenancy Act, which Karnataka has not adopted, so we have taken them out.
Bangalore rent rules at a glance
| The law | The Karnataka Rent Act, 1999, as amended, most recently by the Karnataka Rent (Amendment) Act, 2025 |
|---|---|
| Who it covers | Not a home whose rent, as the Act measures it, is above ₹3,500 a month (₹2,000 in some areas), so not most flats let in Bangalore today; for those, the agreement sets the terms |
| What the 2025 amendment did | Replaced imprisonment for breaking the Act with fines that rise every three years; notified on 8 January 2026 |
| Deposit cap | None in the law. Ten months' rent has long been common; some landlords now ask for two or three |
| Written agreement | Section 4 of the 1999 Act requires one for the premises the Act covers; for any other flat it is still the only record of what was agreed |
| Registration | Needed for a lease of a year or more, at the sub-registrar's office or through the Kaveri portal; most Bangalore agreements run for 11 months |
| Stamp duty | Paid by e-stamp; usually ₹200 to ₹500 for an 11-month home agreement, though sources differ on how it is worked out |
| Model Tenancy Act, 2021 | A central model law with a two-month deposit limit; not enacted in Karnataka |
The deposit
The deposit is a matter of contract in Karnataka: the law sets no limit, so the amount is whatever you and the landlord agree. Ten months' rent has long been the custom in Bangalore, and reports in 2025 described the same demand for office space. Some landlords have come down to two or three months. Whatever you agree, write three things into the agreement: the amount, the date by which it will be refunded, and what may be deducted from it. Note the condition of the flat when you move in, with photographs, so that a deduction at the end can be checked against it.
The agreement, the stamp and registration
- In writing. Section 4 of the Karnataka Rent Act, 1999 says premises it covers may be let only under a written agreement. The Act does not cover a home whose rent is above ₹3,500 a month (₹2,000 in some areas), or premises owned by the government or a religious or charitable body, so most flats let today are outside it. Put the agreement in writing all the same: it is the only record of the rent, the deposit and the notice period.
- Registration. A lease of a year or more is registered at the sub-registrar's office under the Registration Act, 1908; in Karnataka this is done through the Kaveri portal. That is why most Bangalore agreements are written for 11 months. Registration for a shorter agreement is optional.
- Stamp duty. In Karnataka the duty is paid by e-stamp, not on old-style stamp paper; check the certificate's number on the Stock Holding site before you sign. For an 11-month home agreement the duty is usually ₹200 to ₹500, but published guides differ on the rate (0.5 or 1 per cent) and on whether the deposit counts. In 2025 the Karnataka High Court held, in a case on a long lease, that a refundable deposit is not money advanced in addition to rent under Article 30(c) of the Karnataka Stamp Act. For a lease longer than a year, or a large deposit, ask the sub-registrar or a lawyer to work out the duty.
What the Model Tenancy Act would change, if Karnataka adopted it
The Union Cabinet approved the Model Tenancy Act in June 2021 as a template for the states. It limits the deposit to two months' rent for a home and six for other premises, and it sets up rent authorities, courts and tribunals for disputes. It binds only a state that enacts it. Karnataka's 2025 amendment, as the law firms that summarised it describe it, decriminalises the old Act and does none of this. If the state adopts the model law later, this page will say so.
Police verification
A landlord can register a tenant's details with the police online through the Karnataka One portal, or at a Bangalore One centre. The guides we read call it strongly recommended in Bengaluru; none pointed to a current police order that makes it compulsory for every tenancy, so check the Bengaluru City Police's notice. Keep the acknowledgement.
Electricity for tenants
Tenants can apply for Karnataka's Gruha Jyothi scheme, which gives up to 200 units a month free to an eligible home, by registering the house's RR number with Aadhaar and the rental agreement on the Seva Sindhu portal. The free units are capped at the home's average use plus 10 per cent. Ask the landlord for the RR number before you move in.
Checks before you sign
- The deposit, its refund date and what can be deducted, in writing.
- The rent, and how much it may rise at renewal.
- The term: 11 months, or registered if a year or longer.
- The e-stamp, checked by its number.
- A list of the fittings and their condition, with photographs.
- Who pays maintenance, property tax and repairs.
- The RR number, if you mean to claim Gruha Jyothi.
For what rent costs in Whitefield, Sarjapur Road and Electronic City, and what is left on a ₹70,000 salary, see is 70k enough to live in Bangalore. For projects we cover in the city, see Purva Skydale on Sarjapur Road and Purva Atmosphere in Thanisandra.
Our view
In Bangalore the agreement does the work the law does not. The Rent Act does not reach most flats let today, and where it does it sets no cap on the deposit, so the safeguard is what you write down: the amount, the refund date, the deductions and the condition of the flat on day one. Stamp the agreement properly, register it if it runs for a year or more, and do not rely on rules that apply only in states that have adopted the Model Tenancy Act.
FAQs
Is there a cap on rent deposits in Bangalore?
No. No Karnataka law limits the deposit. The two-month limit often quoted comes from the central Model Tenancy Act, 2021, which Karnataka has not enacted. The deposit is what you and the landlord agree.
Does the Karnataka Rent Act apply to my flat in Bangalore?
Probably not, if the rent is more than ₹3,500 a month. The Act leaves out homes above that rent (₹2,000 in some areas), and property owned by the government or a religious or charitable body. For those flats the agreement sets the terms.
What did the Karnataka Rent (Amendment) Act 2025 change?
It replaced imprisonment for breaking the Karnataka Rent Act with fines that rise every three years. It was notified on 8 January 2026. It did not cap deposits or create a rent authority.
Do I need to register an 11-month rent agreement in Bangalore?
No. Registration is needed for a lease of a year or more; for an 11-month agreement it is optional. The agreement should still be in writing and properly stamped.
What is the stamp duty on a rent agreement in Bangalore?
For an 11-month home agreement it is usually ₹200 to ₹500, paid by e-stamp. Guides differ on the rate and on whether the deposit counts, so for a longer lease or a large deposit ask the sub-registrar.
Is police verification of tenants mandatory in Bangalore?
The guides we read call it strongly recommended, and it can be done online through Karnataka One or at a Bangalore One centre. We found no current order making it compulsory for every tenancy, so check with the Bengaluru City Police.
Can a landlord keep my deposit for painting?
Only as far as your agreement allows. Karnataka law does not list deductions, so write into the agreement what can be deducted, and record the flat's condition when you move in.