The seven things a Maltese lease must contain
Article 6 of the Private Residential Leases Act doesn't suggest - it lists, and it sanctions. Every private residential lease made in writing shall include Cap. 604·Art. 6(1):
- the tenement being leased,
- the agreed use,
- the period of the lease,
- whether and how it can be extended,
- the rent and how it is paid,
- the amount deposited as security, and
- a signed inventory attesting the condition of the tenement and of any furniture and appliances.
Miss one and the sanction is brutal: the agreement is null and void Cap. 604·Art. 6(2) - and the missing clause does not excuse the lessor from the registration obligation either. The generator above cannot produce a document without all seven.
The photo inventory the law requires
The inventory is where most self-made leases fail since Act XX of 2024 tightened it. Three requirements, verbatim from the amended Article 6(1)(g): the inventory is signed by all parties; photographs must attest the condition "fully, clearly and unequivocally" and be accompanied by short descriptions; and it is required even where the tenement is let unfurnished.
That is exactly what the second tab of the generator builds: photos per room, a caption on every photo, signature lines for every party and initials on every page. It also happens to be your best evidence in a deposit dispute - the Adjudicating Panel resolves those against whatever the inventory shows.
What you may not put in (or leave out of) a lease
The Act also writes some clauses for you and strikes others out. You may not charge anything beyond the rent, the deposit and actual consumption: no separate "fee" for the use of furniture, no fixed utility charge detached from real usage Cap. 604·Art. 7(1). Side agreements outside the registered written contract are void, and the tenant can reclaim anything paid under them Cap. 604·Art. 15.
The withdrawal rules are not yours to draft either - the lock-in and notice periods come from the law and step with your term (the generator inserts the right bracket automatically). You may only agree terms more favourable to the tenant than the statutory ones. For the dates themselves, the notice calculator lays out your lease's full timeline.
Frequently asked questions
Is a generated rental agreement legally valid in Malta?
A Maltese private residential lease is valid when it is in writing, contains the seven elements Article 6 of Cap. 604 makes mandatory, and is registered with the Housing Authority within 30 days. This generator produces a written agreement containing all seven, with the statutory withdrawal and notice rules spelled out for your exact term. It is a solid standard lease - review it before signing and take unusual situations to a lawyer.
Do I need a notary or a lawyer to sign a lease in Malta?
No. A private residential lease is a private writing - the parties sign it themselves, no notary is involved. What makes it enforceable is the written form, the mandatory contents and the registration, not who witnessed it.
How much deposit can I ask for in Malta?
The law sets no cap on the security deposit - one month's rent is customary, higher is lawful if the tenant agrees. What the law does require is that the amount deposited (even zero) is stated in the contract, on pain of nullity. Separately, you may not require more than one month's rent in advance unless the tenant expressly agrees.
Is the photo inventory really required for an unfurnished let?
Yes. Since Act XX of 2024, the inventory must be signed by all parties, photographs must carry short descriptions, and the law states expressly that an inventory shall be presented also where the tenement is let unfurnished - it attests the condition of the property itself, not just the furniture.
Can I add my own clauses to the generated agreement?
Yes - the generated document is yours to extend. Two warnings: anything agreed outside the written registered contract is void and the tenant can reclaim money paid under it, and certain clauses are forbidden outright - extra consideration beyond rent and deposit, charges for the use of movables, and fixed utility charges that don't reflect actual consumption. A clause that conflicts with mandatory law simply has no effect.
What do I do with the agreement after signing?
Register it with the Housing Authority within 30 days of the lease commencing - upload the signed contract, the signed inventory and the Lessor Self-Declaration at portal.rentregistration.mt and pay the €10 fee. Our lease registration wizard computes your deadline and walks you through the portal.
Where do my details and photos go?
Nowhere. Both PDFs are generated inside your browser: the names, figures and photographs never reach our servers. The only thing we ask for is an email address before the download.
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Related guides: What must a rental contract in Malta contain? · How much deposit can a landlord ask for?All landlord tools →
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List your propertySources: Private Residential Leases Act (Cap. 604), Arts. 6-15, Housing Authority - the rental contract, Housing Authority FAQ on private residential leases. Clause requirements as amended by Act XX of 2024.
This generator produces a standard long private residential lease under Cap. 604. It is a template, not legal advice - review the document before signing, and take non-standard situations (company lets, shared space, pre-2020 tenancies, diplomatic clauses) to a lawyer.