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Renting a Property in Malta

Your full rights as a tenant — from signing the lease to getting your deposit back

Renting in Malta is governed by the Private Residential Leases Act (Chapter 604). Whether you are moving in for the first time or already in a dispute with

1. Before signing — check these five things

   Do not sign a lease without checking: (1) The landlord is the actual owner — ask to see the deed or search the Land Registry. (2) The property is not subject to a mortgage that could affect your tenancy. (3) All utilities are registered and working — get meter readings on move-in day. (4) The lease is for a minimum of 1 year (under Chapter 604, shorter terms are not permitted for residential lets). (5) The deposit is no more than 1 month's rent — anything higher is illegal.

2. Get a signed inventory — this protects your deposit

   Before or on move-in day, walk through the property with the landlord and complete a written inventory listing the condition of every room, fixture and appliance. Both parties sign it. Take date-stamped photographs and video of everything — every scratch, stain and mark. Email these to the landlord immediately so you have a digital record with a timestamp. Without a signed inventory, a landlord can claim damage that was pre-existing and you cannot easily disprove it. From 2024, an inventory is mandatory even for unfurnished properties.

3. Register the lease — it is the landlord's legal duty

   Every residential lease must be registered at rentregistration.mt within 30 days of the start of the tenancy. Registration is the landlord's legal obligation, not yours — but if it is not done, you are unprotected. Ask your landlord to show you the registration confirmation. An unregistered lease is null and void under Maltese law, which means you could walk away with no notice and no legal consequences. The late registration fine is €120 from September 2025. If your landlord refuses to register, report it to the Housing Authority.

4. Know your rights during the tenancy

   During a valid tenancy under Chapter 604 you have these key rights: (1) Rent can only increase once per year and by no more than 5% (or the NSO Property Price Index if lower). Any increase must be in writing. (2) Your landlord must maintain the property in a habitable condition — structural repairs are the landlord's responsibility. (3) Your landlord cannot enter the property without your permission except in genuine emergencies. (4) You cannot be evicted without proper notice and a court order. (5) The maximum number of occupants is 10 if you are not a family, and no more than 2 per bedroom.

5. Ending the tenancy — notice periods

   If you want to leave: give written notice before the end of the fixed term, or during a renewed tenancy. Notice periods under Ch. 604: lease under 2 years — 1 month; lease 2–3 years — 2 months; lease over 3 years — 3 months. Send notice by registered letter or email with read receipt and keep proof. If you leave early without proper notice, the landlord may claim unpaid rent for the notice period. Auto-renewal: if neither party gives notice before the lease expires, it automatically renews for 1 year on the same terms.

6. Getting your deposit back

   The landlord must return your deposit within 30 days of the tenancy ending. The only valid deductions are for damage beyond normal wear and tear — not faded paint, minor scuffs or normal use. The landlord must provide a written itemised breakdown with receipts for any deductions. If they refuse to return it or make unjustified deductions: (1) Send a formal demand by registered letter referencing Article 9 of Chapter 604. (2) File a complaint with the Housing Authority (housingauthority.org.mt). (3) File at the Small Claims Tribunal (€25 fee) for amounts up to €5,000.

7. If your landlord tries to evict you

   A landlord can only evict you for specific legal reasons (unpaid rent over 1 month, serious damage, illegal use, or genuine need of the property). They must give written notice and, if you do not leave voluntarily, must obtain a court order. Changing locks, removing your belongings or cutting utilities without a court order is the criminal offence of Ragion Fattasi (Article 338(aj) Criminal Code) — call the police (199) immediately. Contact the Housing Authority and the Rent Regulation Board for help challenging any notice you believe is invalid.