Rental Agreement in the Maldives: What to Include (Free Checklist)

A good rental agreement is the cheapest insurance a tenant or landlord can buy. Most disputes in Malé and Hulhumalé, about deposits, repairs, rent rises or leaving early, happen because something was agreed verbally and remembered differently a year later. This guide walks through every clause a residential rental agreement in the Maldives should contain, explains what the law already says, and ends with a checklist you can use before signing.

This is general information, not legal advice. For a high-value or unusual tenancy, such as a whole building or a long lease, ask a Maldivian lawyer to review the document.

The legal background

Residential lettings are governed by the Residential Tenancies Act (Law 21/2021), which replaced the older tenancy section of the Land Act. The Ministry of Housing is responsible for it, with councils involved in enforcement. Several rules apply whatever your agreement says:

• The security deposit must be returned within 15 days of the tenancy ending, less deductions the law allows.
• The landlord cannot change the rent during an existing tenancy.
• The tenancy should be recorded in writing.

Just as important is what the Act does not do. It does not cap rent increases at renewal, it does not require deposits to be held by an independent scheme, and it does not give tenants an automatic right to renew. Your agreement has to fill those gaps. For the practical side of deposits and viewings, see deposits, advance rent and what to check.

Clause by clause: what to include

1. The parties

Full names, ID card or passport numbers, permanent addresses and phone numbers of the landlord and every adult tenant. If an agent or family member signs for the owner, attach their written authority. If a company is renting for an employee, name the company as tenant and the employee as occupant.

2. The property

The building name, flat number, floor, street, ward or island, and what is included: parking space, storage, roof access, furniture. Attach an inventory for furnished flats (see clause 11).

3. The term

The start date, end date and whether the agreement renews automatically. One year is common; two years gives both sides more certainty. If you want a rent for the second year agreed now, write it in.

4. Rent

• The monthly amount, in figures and words, and the currency (MVR or USD).
• The due date each month and how to pay (bank account in the owner's name).
• Any late payment charge, which should be reasonable.
• For stepped rents, the exact new amount and the date it applies.

If the rent is in US dollars, say whether it can be paid in rufiyaa and at what exchange rate. This avoids arguments when the market rate moves.

5. Advance rent

How many months are paid in advance, and which months they cover. Advance rent is rent, not a deposit, so it is used up, not returned.

6. Security deposit

The amount, what it can be used for (unpaid rent, unpaid bills, damage beyond normal wear), and a statement that it will be returned within 15 days of the end of the tenancy as the Act requires. List how deductions will be shown, for example with receipts or quotes.

7. Bills and charges

Who pays electricity, water, internet, gas, building service charge, lift maintenance and parking. If the tenant pays bills in the landlord's name, agree how final bills are settled.

8. Repairs and maintenance

This is where most arguments start. A clear split works best:

• Landlord: structure, roof, plumbing and wiring, water heater, air conditioners (unless damaged by misuse), lift, leaks from neighbouring flats.
• Tenant: light bulbs, minor blockages, cleaning AC filters, damage caused by the tenant or guests.

State how quickly the landlord will respond to urgent repairs and what the tenant may do if they do not, for example arrange the repair and deduct the receipted cost from the rent.

9. Use of the property

Residential use only, maximum number of occupants, whether sub-letting or short-term letting is allowed (it usually is not), pets, smoking and building rules.

10. Landlord access

The notice the landlord must give before visiting, such as 24 hours, except in emergencies. Include viewings by new tenants or buyers near the end of the term.

11. Inventory and condition

A signed list of furniture and appliances, with condition notes, plus move-in photos. Refer to it in the agreement so it becomes part of it.

12. Alterations

No painting, drilling, extra fittings or changes to locks without written permission, and whether alterations must be removed at the end.

13. Ending the tenancy

• Notice needed from each side to end at the end of the term.
• Whether the tenant can leave early, how much notice that needs, and any cost.
• Grounds on which the landlord may end the agreement early, such as serious breach or non-payment.
• Condition the flat must be returned in, and the move-out inspection.

14. Renewal

Because the law does not cap renewal increases, agree a process: for example, the landlord gives two months' notice of the proposed new rent, and the tenant has a month to accept.

15. Disputes

A clause saying both sides will try to settle disagreements in writing first, then through the relevant authority or court in the Maldives.

16. Signatures

Signed and dated by every party, ideally with a witness, and each party keeps an original or a clear copy.

Extra points for expatriate tenants

If your work visa ends early, can you leave without penalty? Ask for a "diplomatic" or employment clause allowing you to end the agreement with one or two months' notice if your employment ends. Companies renting for staff should check whether the agreement can transfer to a replacement employee. Our guide for expatriates renting in the Maldives covers documents and budgets.

Extra points for landlords

• Check the tenant's ID and, for expatriates, their work visa and employer.
• Keep copies of all payments and messages.
• If you are a foreign owner or live abroad, appoint a local representative in writing. Read can foreigners rent out property in the Maldives for the tax side.
• Set a fair rent. Our guide to rental yields in Hulhumalé and Malé shows typical returns.

Common mistakes to avoid

• Signing a one-page template. Short templates usually leave out repairs, bills and early termination, the three areas that cause most disputes.
• Paying before the agreement is signed. Once the money is gone, your bargaining power goes with it.
• Agreeing changes by phone. If the landlord agrees to fix the air conditioner or lower the rent, confirm it by WhatsApp or email so there is a record.
• Forgetting the exchange rate. For USD rents, a missing exchange rate clause can quietly raise your rent every month.

Free checklist: before you sign

1. Names and ID numbers of all parties are correct.
2. Flat number, floor and included extras (parking, storage) are listed.
3. Start and end dates, and renewal terms, are written.
4. Rent amount, currency, due date and bank account are stated.
5. Advance rent months are listed.
6. Deposit amount, allowed deductions and the 15-day return are stated.
7. Who pays each bill is clear.
8. Repair responsibilities and response times are clear.
9. Occupants, pets and sub-letting rules are stated.
10. Landlord notice before visits is written.
11. Inventory and photos are attached.
12. Early termination and notice periods are written for both sides.
13. Everyone has signed and has a copy.

Still looking for a home? Browse flats for rent and compare prices in our guides to rent in Malé and rent in Hulhumalé. Before paying anyone, read the warning signs of a property scam.

Frequently asked questions

Is a written rental agreement required in the Maldives?

The Residential Tenancies Act (21/2021) expects residential tenancies to be made in writing, and a written agreement is the only practical way to prove the rent, deposit and terms if there is a dispute.

Does a rental agreement need to be registered?

Requirements can change, so check with the Ministry of Housing or your city or island council. Even where registration is not required, both parties should sign and keep a copy.

Can a landlord enter the flat whenever they want?

A good agreement says the landlord must give reasonable notice before visiting, except in an emergency such as a leak or fire. Write the notice period into the agreement.

What happens if the tenant leaves early?

That depends on the agreement. Include a clause stating how much notice is needed to end early and whether any rent or part of the deposit is forfeited.

Sources

• Law on residential tenancies introduced (Nasheed & Co)
• The Tenancy Act and the councils that enforce it (Maldives Independent)
• Ministry of Housing (gov.mv)