Malta Rental Guide
Understanding Malta's rental laws, requirements, and your rights
Important Disclaimer
This information was compiled in November 2025 and is provided for general guidance only. Rental laws and regulations may have changed since this was written.
- Do your own research — verify all information with official sources
- Consult professionals — speak to a lawyer for legal advice
- Check official sources — Housing Authority at rentregistration.mt
MyRent is not responsible for any decisions made based on this information.
Overview
Malta's Private Residential Leases Act (first enacted in 2020, amended in 2024) requires all long-term rental contracts to be registered with the Housing Authority. Unregistered contracts are considered legally null and void.
This guide covers the essential requirements for both landlords and tenants. Whether you're renting out a property or looking for a place to live, understanding these regulations is crucial.
For Landlords / Property Owners
Before Renting Out
Pre-rental requirements and preparations
Energy Performance Certificate (EPC)
Mandatory before advertising. Valid for 10 years. Cost ~€75 plus assessor fees. Must be shown to prospective tenants.
Tax Registration
Register with the Commissioner for Revenue. Options: 15% flat tax on gross rental income OR standard progressive rates with deductions.
Property Standards
Max 2 residents per bedroom, 10 total regardless of size. Properties with 4-5 bedrooms need at least 2 bathrooms. Must be habitable with working utilities.
Creating the Contract
Mandatory contract elements
Use official templates from rentregistration.mt/forms or ensure your contract includes all required elements. Missing elements make the contract void.
Mandatory Contract Elements:
Photo Inventory Required (2024 Amendment)
Contracts must include a signed inventory with photographs documenting property condition.
Housing Authority Registration
Mandatory within 30 days of lease commencement
Deadline: 30 Days
Register at rentregistration.mt. From September 2025, a €120 late fee applies for registrations after 30 days.
Fee: €10 per lease
Processing typically takes 10 working days. Both parties receive confirmation emails upon approval.
Penalties for Non-Registration
- • Unregistered contracts are null and void — unenforceable in court
- • Fines range from €2,500 to €10,000
- • Housing Authority can impose forced lease at 75% market rent
- • Tenants can register at landlord's expense if landlord fails to do so
During the Tenancy
Ongoing obligations and restrictions
Rent Increases
Only if stated in contract. Maximum once per year. Capped at 5% or Property Price Index variation.
Deposit Limit
Maximum one month's rent. Advance rent also capped at one month. All payments require receipts.
Update Changes
Any changes to lease terms must be updated on the Housing Authority portal within 21 days.
Maintenance
Maintain property habitability, execute necessary repairs, respect occupancy limits.
Ending the Tenancy
Notice requirements and eviction rules
3 Months Notice Required
Must be sent by registered letter before lease expiration. Failure to give notice results in automatic 1-year renewal on same terms.
Self-Help Eviction is Illegal
You cannot change locks, remove belongings, or cut utilities. This is a crime ("Ragion Fattasi") with fines of €1,500-€4,000.
Valid evictions require: Filing with Rent Regulation Board → Court judgment → Enforcement by court marshal.
For Tenants / Renters
Your Rights as a Tenant
Tenant Lock-in Periods
Before you can terminate early, you must stay for a minimum "di fermo" period:
| Lease Duration | Lock-in Period | Notice Required |
|---|---|---|
| Under 2 years | 6 months | 1 month |
| 2-3 years | 9 months | 2 months |
| 3+ years | 12 months | 3 months |
After renewal, minimum lock-in is 3 months. All notices must be sent by registered letter.
Red Flags to Watch For
Before You Sign
Verify the landlord
Request ID, check property ownership through AMU records, use established agencies for added security.
View in person
Never pay anything before viewing the property and receiving keys.
Check registration
Both parties receive confirmation emails when a lease is properly registered. If you don't receive one, follow up.
Cross-reference utilities
Ask for ARMS meter numbers and verify they match the property.
Where to Get Help
Adjudicating Panel
For claims up to €5,000 — deposit disputes, maintenance issues, utility overcharges. Submit through Housing Authority portal.
Rent Regulation Board
For eviction matters, lease termination disputes, and claims exceeding €5,000.
Police
For criminal matters like forcible/illegal eviction or fraud.
Prohibited Contract Clauses
The following clauses are legally void even if both parties sign:
Standard Contract Structure
The Housing Authority provides official templates. Contracts in English are fully valid. Standard sections include:
Tip: Download official templates from rentregistration.mt/forms to ensure compliance.
Remember
This guide is for informational purposes only and does not constitute legal advice. Laws and regulations change — always verify current requirements with the Housing Authority and consider consulting a legal professional for your specific situation.
About MyRent
MyRent is a listing platform connecting property owners and renters. We are not involved in rental agreements, contracts, or transactions. All interactions occur directly between parties. This guide is provided as a public resource to help users understand Malta's rental regulations.