Rent agreement format for Kolkata: the clauses that actually protect you

Most rent agreements in Kolkata are a downloaded template with the names changed. They look fine until the tenant leaves owing two months of electricity, or the landlord keeps the whole deposit for a cracked tile.

Here is a practical rent agreement format for a Kolkata flat, the clauses that cause most fights, and how to stamp and register it properly.

The basic rent agreement format, clause by clause

Every rent agreement format should cover these, in roughly this order:

1. Parties: full names, ages, addresses and ID numbers of the landlord and every adult tenant.
2. Property: flat number, floor, building, full address, and the parking space if included.
3. Term: start date, end date and whether it can be renewed.
4. Rent: the monthly amount, the due date, how it is paid, and the late fee if any.
5. Increase: the percentage increase on renewal, written as a number.
6. Security deposit: the amount, and exactly what can be deducted from it.
7. Maintenance and bills: who pays society maintenance, electricity, water and gas.
8. Use: residential use only, no subletting, rules on pets and guests.
9. Repairs: which repairs the tenant pays for and which the landlord does.
10. Lock-in and notice: any lock-in period, and the notice either side must give.
11. Handover: the condition the flat must be returned in, with an inventory attached.
12. Signatures: landlord, tenants and two witnesses.

The clauses that cause most disputes

Deposit deductions. Write what the deposit covers: unpaid rent, unpaid bills and damage beyond normal wear. Normal wear means faded paint and minor marks. Without this line, every exit becomes an argument.

Electricity. In Kolkata, most flats have their own CESC or WBSEDCL meter. Record the meter reading on the day of handover in the agreement itself, and again at exit.

Maintenance. Society maintenance is usually paid by the tenant in Kolkata, but not always. Say who pays, and who pays one-off charges such as painting the building.

Notice period. One or two months is normal. Make it the same for both sides.

Lock-in. If you want a tenant to stay at least six months, say so, and say what happens if they leave early.

Almost every fight we see traces back to a rent agreement format that skipped one of these lines.

A short sample you can adapt

This rent agreement format is a starting point, not a finished document:

This agreement is made on [date] at Kolkata between [landlord name], residing at [address] (the Landlord), and [tenant name], residing at [address] (the Tenant). The Landlord agrees to let flat [number], [floor], [building and address], with [parking], to the Tenant for [11 months] from [start date] at a monthly rent of ₹[amount], payable by the [5th] of each month. The Tenant has paid a security deposit of ₹[amount], refundable within [15] days of vacating, less unpaid rent, unpaid bills and the cost of damage beyond normal wear. Society maintenance of ₹[amount] will be paid by the [Tenant/Landlord]. Either party may end this agreement by giving [one] month's written notice. On renewal, the rent will increase by [5]%. The flat is let for residential use only and may not be sublet. An inventory of fittings is attached as Schedule A.

Have a lawyer look at it once. It costs little compared with a dispute.

Stamp duty and registration in West Bengal

Under the Registration Act, a lease for more than a year must be registered. This is why most Kolkata rent agreements run for 11 months: they fall below that line.

An 11-month agreement still needs to be on stamp paper of the right value, or e-stamped. The stamp duty depends on the rent, the deposit and the term. Check the current amount with the registration office or the e-stamping service before you print, because an under-stamped agreement is weak evidence if you ever need to rely on it.

For longer lets, use the same rent agreement format but register it. It costs more upfront and gives both sides a much stronger document. In West Bengal, tenancies are also governed by the West Bengal Premises Tenancy Act, 1997, so a clear written agreement matters even more.

Police verification and the tenant check

Kolkata Police expects landlords to submit tenant details for verification. Do it in the first week, not after a problem. Keep a copy of every tenant's ID, a recent photo, their employer's details and a previous address.

For more on choosing tenants, pricing rent and the tax side, read our guide to renting out your flat in Kolkata and our numbers on rental yield in Kolkata.

For tenants: what to check before you sign

• The landlord actually owns the flat. Ask for the sale deed or the latest property tax bill in their name.
• The society allows tenants and you know the rules on move-in times and parking.
• The deposit refund date is written in the agreement.
• Existing damage is listed in the inventory, with photos dated on the day you move in.

Any good rent agreement format protects the tenant as much as the landlord. If a landlord refuses to put the deposit terms in writing, keep looking.

Letting or renting a flat in Kolkata?

We help landlords find checked tenants and help tenants find homes that are legally clean. Tell us the area and budget, and we will send you options with real rents, not asking prices. We can also share the rent agreement format we use for our own landlords.

See our rentals service, browse verified properties, or talk to our legal and loan help desk. We are a RERA-registered agent, WBRERA/A/HOW/2025/000651. This is general guidance and not legal advice; check the specifics for your property with a professional.