Renting a home: dos and don'ts for tenants

General information, not legal advice. Rules change and can differ between municipalities, so confirm with your ward office or a lawyer before you rely on them.

Renting in Nepal is often done on trust and a handshake, which works until something goes wrong: a deposit that never comes back, a sudden rent increase, a dispute over the electricity bill. A little care at the start protects both you and the landlord.

When you view the place

Do:

• Visit at least twice, once in daylight and once in the evening, to see light, noise, street lighting and who is around.
• Ask about water first. How many hours a day does water come? Is there a tank and pump? Does the house depend on water tankers, and who pays for them?
• Check electricity. Is there a separate sub-meter for your unit? Is there inverter or backup power? Test switches and sockets.
• Look for damp and leaks: stains on ceilings, mould in corners and wardrobes, soft or peeling paint. In the monsoon, ask whether the street or ground floor floods.
• Check security: the main gate, door locks, window grills and who else has keys.
• Ask about house rules before you agree: guests, pets, cooking, parking for bikes or cars, gate closing time, rooftop and laundry access.
• Talk to neighbours or current tenants about how the landlord behaves.

Don't:

• Don't pay a "booking" amount before you have seen the place in person and met the owner.
• Don't rely only on photos or videos shared online. They may be old, or not even of that property.

Confirm who you are dealing with

Do:

• Ask to see the owner's citizenship certificate and, for a whole house or flat, the land ownership certificate (Lalpurja) in the same name.
• If a relative, caretaker or broker is renting it out for the owner, ask for a written authorisation from the owner, and try to speak to the owner directly.
• Note the owner's full name, phone number and permanent address.

Don't:

• Don't hand over money to someone who cannot show they have the right to rent the property out.

Put the agreement in writing

Under Nepal's National Civil Code (section 386), the owner should make a written agreement with the tenant, with the tenant's photo and two witnesses from each side. It is not legally required when the monthly rent is Rs 20,000 or less, and above Rs 100,000 a month it must be registered. Whatever the rent, a clear written agreement is the best protection for everyone. Make sure it covers:

1. Names and addresses of the landlord and tenant, with citizenship numbers.
2. What is rented: the floor, rooms, parking, rooftop or storage, and any furniture.
3. Rent amount, due date and how to pay (bank transfer, wallet or cash with receipt).
4. Advance or deposit: how much, what it can be used for, and when and how it is returned.
5. Bills: who pays electricity, water, garbage collection, internet and tanker water, and at what rate for sub-metered electricity.
6. Duration of the agreement, renewal, and how and when the rent can be increased.
7. Notice period for either side to end the agreement.
8. Repairs: who fixes what (leaks, broken fittings, painting). Under the Civil Code (section 394) the tenant is responsible for repairs unless the agreement says otherwise, so this clause matters.
9. Use: residential only, number of occupants, whether subletting is allowed.

Both sides sign every page, ideally with a witness, and each keeps an original. Read it fully before signing, and ask for changes if something is unclear.

Money: advance, deposit and receipts

Do:

• Pay rent in a way that leaves a record: bank transfer or digital wallet is easiest. If you pay cash, the landlord must give you a receipt (Civil Code section 391), so ask for a signed receipt every time, showing the month and amount.
• If the agreement does not say when rent is due, the Civil Code says within seven days after the end of each month.
• Write the advance or deposit amount and the refund terms into the agreement.
• Keep all receipts and messages until well after you move out and the deposit is settled.

Don't:

• Don't pay several months in advance unless it is clearly written how that money is adjusted against future rent.
• Don't stop paying rent to force a repair. Ask in writing instead, keep a copy, and give a reasonable time.

On moving-in day

Do:

• Record meter readings for electricity (and water if metered) with dated photos, and have the landlord sign or message to confirm them.
• Make an inventory: list furniture, fittings, keys and appliances, and note existing damage (cracks, stains, broken tiles). Take photos and videos of every room.
• Both sides sign the inventory and keep a copy with the agreement.
• Find out where the main switch and water valve are, and who to call in an emergency.

While you live there

Do:

• Pay on time, and keep your receipts.
• Report problems such as leaks, electrical faults or broken locks promptly and in writing (a text or chat message is fine).
• Respect house rules and neighbours.
• Give the landlord a copy of your ID when asked. Some municipalities ask landlords to submit the agreement and tenant details, for example when registering for rent tax.
• Allow inspections when the landlord gives advance notice, as the Civil Code provides.

Don't:

• Don't sublet or take in paying lodgers without written permission.
• Don't drill, break walls, or change wiring and plumbing without the landlord's written consent.
• Don't let small problems grow: a dripping pipe can become a damp wall and a dispute over your deposit.
• Don't use charcoal or gas heaters in closed rooms. They can kill through carbon monoxide.

Moving out

Do:

• Give notice in writing, in line with your agreement, and keep a copy. If you are leaving early because you no longer need the place, the Civil Code requires at least 35 days' written notice unless the agreement says otherwise; without notice, the landlord can deduct that rent from your advance.
• Clean the place and fix any damage you caused.
• Do a final walk-through with the landlord using your move-in inventory and photos. Note and photograph the condition.
• Take final meter readings together and settle bills.
• Return all keys and get the deposit refund confirmed in writing (or the reasons for any deduction).

Don't:

• Don't just leave without notice. You may lose your deposit and could still owe rent under the agreement.

If there is a dispute

Try to settle it calmly with the landlord first, using your agreement, receipts and photos. If that fails, your municipality's judicial committee handles house rent disputes and tries mediation first. Cases under the Civil Code's house rent chapter must be brought within six months. For serious disputes, speak to a lawyer. Rental agreements and the law explains the rules in more detail.

Quick checklist

• Viewed twice; water, power, damp and security checked
• Owner's identity and right to rent confirmed
• Written agreement covering rent, deposit, bills, duration, increases and notice
• Receipts or bank records for every payment
• Meter readings and inventory with photos at move-in
• Repairs requested in writing
• Written notice, joint inspection and deposit settled at move-out