Rent Agreement Format Karnataka: Stamp Duty, E-Stamp & Registration Rules

Published: 4 September 2026 | Updated on: 4 September 2026 | By L K Monu Borkala, CEO & Founder, OneCity Property — 15 years of property consultancy experience and over 20 years in marketing and management at OneCity Technologies Pvt. Ltd.

What law governs rent agreements in Karnataka?

The Karnataka Rent Control Act, 2001 is the primary legislation. It applies to residential and commercial tenancies within municipal limits across the state, covering Bangalore, Mangalore, Mysore and all other urban local bodies. The central Model Tenancy Act, 2021 has not been adopted in Karnataka as of this writing, so the state Act remains the governing framework.

The two other laws that touch every rental transaction: the Karnataka Stamp Act, 1957 (which sets the e-stamp duty) and the Registration Act, 1908 (which determines when a lease must be registered at the Sub-Registrar's office). Understanding all three is what separates a binding agreement from a printout with signatures.

What are the stamp duty charges for rent agreements in Karnataka?

These are the official rates — any agent or document writer quoting more is overcharging. The stamp duty is paid by the tenant by default under Karnataka law, though landlord and tenant can agree to split the cost if this is written into the agreement itself. For the broader picture on stamp duty rules statewide, see the Karnataka stamp duty and registration guide.

How do I get e-stamp paper for a rent agreement?

Physical stamp papers have not been valid in Karnataka since 2008, and from July 2025 the enforcement became absolute — no Sub-Registrar or court accepts a physical stamp for any new agreement. The process now:

1. Go to the Kaveri portal at kaveri2.karnataka.gov.in and select the e-Stamp option.
2. Enter the stamp duty amount (Rs 200-500 for a standard 11-month residential agreement).
3. Pay online via UPI or net banking.
4. Download the e-stamp certificate — it carries a Unique Identification Number (UIN) and a QR code.

Alternatively, visit any authorised SHCIL (Stock Holding Corporation of India) centre or partner bank branch and purchase the e-stamp over the counter. Either way, verify the UIN at shcilestamp.com before signing — counterfeit e-stamps exist in the market.

What should a Karnataka rent agreement contain?

The clauses that matter legally and practically, in the order most Bangalore document writers structure them:

• Parties — full legal names of landlord and tenant as on Aadhaar, with addresses and contact numbers.
• Property description — full address, floor, flat number, built-up area, and whether furnished or unfurnished. For apartments, mention the society or complex name.
• Term — start date, end date, and the reason most agreements are 11 months: a lease under 12 months does not require mandatory registration, saving both sides time and the registration fee.
• Rent amount and due date — monthly rent in figures and words, the date payment is due each month, and the accepted payment mode.
• Security deposit — the amount (Bangalore's market norm is 10 months' rent for residential tenancies — one of the highest in India), refund conditions, and the timeline for return after vacating.
• Maintenance and utilities — who pays society maintenance, water charges, electricity, and property tax. Ambiguity here causes the majority of landlord-tenant disputes.
• Lock-in period — the minimum period neither party can terminate the agreement, typically 3 to 6 months, and the notice period (usually 1-2 months) required after the lock-in expires.
• Permitted use — residential only, or commercial/professional use if applicable. Subletting restrictions go here.
• Painting and repairs — specify who bears the cost of repainting at exit. A blanket "tenant must repaint the entire flat" clause is not mandated by law and is negotiable.
• Termination clause — conditions under which either party can end the agreement early, and the consequences (forfeiture of deposit, notice period compensation).

What documents do landlord and tenant need?

Landlord provides:

• Aadhaar card copy
• Property ownership proof (sale deed, khata certificate, or tax receipt). For a guide to which ownership document applies, see khata certificate vs khata extract
• Latest property tax paid receipt — confirm your tax is current via the BBMP property tax payment guide

Tenant provides:

• Aadhaar card copy
• PAN card (if rent exceeds Rs 50,000/month, TDS under Section 194-IB applies)
• Employment or business proof (some landlords request an employment letter)

Both parties need: two witnesses with Aadhaar copies present at the time of signing.

How do I register a rent agreement in Karnataka?

Registration is optional for agreements under 12 months but mandatory for longer leases. Even for an 11-month agreement, registration adds legal weight — an unregistered document has limited value as evidence in court. The process:

1. Draft the agreement with all clauses above, printed on white paper.
2. Purchase e-stamp paper for the correct stamp duty amount via the Kaveri portal.
3. Both parties and two witnesses sign in person at the jurisdictional Sub-Registrar office (SRO). Carry original Aadhaar cards for biometric verification.
4. Pay the registration fee — typically 1% of annual rent for leases above 11 months, subject to a minimum.
5. Collect the registered copy after processing (usually 3-7 working days).

Since January 2026, Kaveri Online Services supports online scheduling of SRO appointments. Book in advance during peak rental season (April-June, when IT company transfer cycles create a surge in Bangalore).

Why are most Bangalore rent agreements 11 months?

The 11-month standard is not a legal requirement — it is a market practice driven by two advantages: no mandatory registration (saving the SRO visit, registration fee and processing time) and lower stamp duty (capped at Rs 500). After 11 months, both parties simply sign a fresh agreement if they wish to continue. The disadvantage: an unregistered agreement is weaker in a dispute. For high-value commercial tenancies, long-term residential leases, or situations where either party wants maximum protection, a registered 3-5 year lease is the better choice.

What are the security deposit norms in Bangalore?

No Karnataka law caps the security deposit amount, which is why Bangalore's market norm has settled at 10 months' rent for residential tenancies — significantly higher than Mumbai (3 months), Delhi (2 months) or Chennai (3-6 months). In practice:

• IT corridor localities (Whitefield, Sarjapur Road, Electronic City, Marathahalli) — 10 months is standard, sometimes negotiable to 6-8 months for long-term tenants.
• Central Bangalore (Koramangala, Indiranagar, HSR Layout) — 10 months firm, rarely negotiated below 8.
• Outer areas and Tier 2 cities (Mangalore, Mysore) — 3 to 6 months is common.

The deposit must be returned within the period specified in the agreement (typically 30-60 days after vacating), minus any deductions for damage beyond normal wear. Write the exact refund timeline and deduction conditions into the agreement — verbal promises are unenforceable.

What happens if the rent agreement is not stamped or registered?

An unstamped agreement cannot be admitted as primary evidence in any Karnataka court. If produced in court, the judge can impound it and demand payment of the deficit stamp duty plus a penalty of up to 10 times the original duty — a Rs 200 stamp duty saving can become a Rs 2,000 penalty. An unregistered agreement for a term above 11 months is treated as a month-to-month tenancy, stripping both parties of the protections the written terms were meant to provide.

For context on how stamp duty and registration fees work across all property transactions in Karnataka, not just rentals, see the stamp duty and registration charges guide.

Frequently Asked Questions

Is rent agreement registration mandatory in Karnataka?
For agreements of 11 months or less, registration is optional but recommended. For 12 months or longer, registration at the Sub-Registrar office is mandatory under the Registration Act, 1908.

How much does a rent agreement cost in Bangalore?
For a standard 11-month residential agreement: Rs 200-500 e-stamp duty + Rs 200-500 for drafting + notarisation if chosen. Total: Rs 700-3,000 all-in. A registered longer-term lease adds the SRO registration fee (typically 1% of annual rent).

Who pays the stamp duty — landlord or tenant?
Under the Karnataka Stamp Act, the tenant pays by default. However, landlord and tenant can agree to split the cost — write this into the agreement itself.

Can I make a rent agreement online in Karnataka?
You can purchase the e-stamp online via the Kaveri portal and draft the agreement digitally. Aadhaar-based e-signing is accepted for many residential agreements. For mandatory registration (12+ month leases), a physical SRO visit with biometric verification is still required.

What is the penalty for using physical stamp paper?
Physical stamp papers are no longer accepted in Karnataka. An agreement on physical stamps will be treated as unstamped, attracting a penalty of up to 10 times the required stamp duty.

Can a landlord increase rent during the agreement period?
Not unless the agreement includes a rent escalation clause. A typical clause allows a 5-10% annual increase at renewal. Without it, the rent stays fixed for the agreed term.

Is notarisation the same as registration?
No. Notarisation (a notary public attesting signatures) adds some evidentiary value but is not a substitute for registration at the Sub-Registrar office. Only registration gives the agreement full legal enforceability.

What if the landlord refuses to return the security deposit?
File a complaint at the Rent Controller's office under the Karnataka Rent Control Act. The agreement's deposit-refund clause is the primary evidence — which is why a stamped, signed agreement with clear refund terms matters.

The bottom line

A Karnataka rent agreement done right costs under Rs 1,000 for an 11-month term: buy the e-stamp on the Kaveri portal, draft the agreement with every clause spelled out (deposit amount, refund timeline, maintenance split, lock-in, exit painting terms), sign with two witnesses, and keep a copy each. Skip the stamp or leave a clause vague, and you hand over your bargaining power the day a dispute starts. For help drafting a rental agreement or reviewing one before signing anywhere in Karnataka, talk to our advisory team.