Renting a condominium in Malaysia has very different rules than in Japan. In this article, we will explain the entire process from property search → viewing → contract → moving in → moving out from a Japanese perspective.
How to search for properties
1. Real estate portal site
| Site | Features |
|---|---|
| PropertyGuru | Malaysia's largest real estate site. Overwhelming number of properties |
| iProperty | Comparable to PropertyGuru. Easy to use map search |
| Mudah | Many items are exhibited by individuals. Bargains available |
| EdgeProp | Full of data analysis functions. Convenient for understanding market prices |
2. Real estate agent
- ●In Malaysia, it is common that there is no brokerage fee for the tenant (lessee).
- ●Agent fees are borne by the owner
- ●However, additional fees may be charged for Japanese agents.
3. Japanese community
- ●Facebook “Malaysia Room Search” group
- ●Property inherited from the expatriate's predecessor
Preview Checklist
10 items you should definitely check when viewing:
| # | Check items | How to check |
|---|---|---|
| 1 | Water pressure | Check by fully opening the shower and faucet |
| 2 | Air Conditioner | Air conditioners are running in all rooms. Check for abnormal noises and coldness |
| 3 | Water heater | Time until hot water comes out. Temperature stability |
| 4 | Window view | Neighboring buildings, noise sources, sunlight |
| 5 | Insect invasion | Drain covers, window gaps, and behind the kitchen |
| 6 | Storage | Number and size of closets. Presence of mold |
| 7 | WiFi | Smartphone signal strength. Optical line installation status |
| 8 | Parking lot | Number of attached cars, space for visitors |
| 9 | Security | Presence of guard house, card access |
| 10 | Surrounding environment | Proximity to supermarkets, schools, and hospitals |
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It is best to always visit twice, once in the morning and once at night. The noise and security at night cannot be known during the day.
Understanding the terms and conditions
Main items of Tenancy Agreement
| English | Japanese | General conditions |
|---|---|---|
| Tenancy Period | Contract period | 1 year or 2 years |
| Monthly Rental | Monthly Rent | RM xx,xxx |
| Security Deposit | Security deposit | 2 months' rent |
| Utility Deposit | Utility fee deposit | 0.5 month's rent |
| Stamping Fee | Stamp Duty | Fixed % of annual rent |
| Renewal Terms | Renewal Terms | Usually 1-2 months' notice |
| Early Termination | Early Termination | Deposit Forfeiture or Penalty |
| Diplomatic Clause | Diplomatic Clause | Conditions for early termination upon return |
Points that Japanese people should be especially careful about
① Be sure to include the Diplomatic Clause
- ●Clause that allows you to cancel your contract without penalty if you decide to return/transfer due to company circumstances
- ●Required for expatriates. Agree with the owner in advance
② Stamping Fee
- ●Tax to give legal effect to the contract
- ●Tenant burden (about RM several hundred to several thousand RM)
- ●An unstamped contract is legally invalid
③ Furniture List (Inventory List)
- ●Record the condition and photos of all furniture and appliances when moving in
- ●If you do not do this, you will have trouble getting your deposit back
Things to do when moving in
- 1✅ Create an Inventory List and take photos of all furniture and appliances
- 2✅ Record the meter (electricity/water) values
- 3✅ Change the name of electricity (TNB) and water (Air Selangor etc.) to tenant
- 4✅ Application for internet line (Unifi/Maxis/TIME)
- 5✅ Register as a tenant at the management office (receive an Access Card)
- 6✅ Greetings to neighboring residences (optional, but Japanese people recommend it)
Preventing trouble when moving out
Tips for returning your deposit
The biggest problem in Malaysia is that the deposit is not returned.
Precautions:
- ●Inventory list + photos when moving in = strongest evidence
- ●Arrange your own cleaning company before leaving (RM200-500)
- ●It is cheaper to repair stains and holes on the wall yourself
- ●One month before moving out, decide on a attendance inspection date with the owner.
Return process:
- 1Witness inspection with owner/agent on move-out day
- 2If there is any damage, we will discuss the deductible amount.
- 3Deposit refunded within 14-30 days after moving out (bank transfer)
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The final utility bill will arrive 1-2 months after you move out, so the Utility Deposit may not be returned for a while.
Rent negotiation techniques
- 1Research the market price—Check the prices of other units in the same condo on PropertyGuru
- 2Compare multiple properties—“I am also considering other properties” is an effective negotiation card
- 3Long-term contract as a weapon—If you have a 2-year contract, you can negotiate a 5-10% reduction in rent.
- 4Appeal for immediate occupancy—The period of vacancy is a loss for the owner. Emphasize that you can enter immediately
- 5Additional/Replacement of Furniture—Negotiate for new furniture even if the rent does not go down.
- 6Direct negotiation vs. going through an agent—Negotiations may be smoother when going through an agent.
Summary
| Steps | Duration |
|---|---|
| Property search | 1 to 2 weeks |
| Preview | 2 to 5 properties |
| Contract negotiation | 3-7 days |
| Contract conclusion ~ Move in | 1 to 2 weeks |
| Total | About 1 month |
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Renting in Malaysia is more flexible than in Japan. Depending on negotiation, the rent and conditions will vary greatly. Don't be afraid to negotiate!
