An 11-month rent agreement is a fixed-term residential rental contract for a duration of exactly 11 months. Indian property owners use this specific duration to stay below the 12-month threshold that triggers mandatory registration and rent control protections in most states. The result: greater flexibility to revise rent, change terms, or end the tenancy at the end of the term without lengthy legal proceedings.

Why 11 Months and Not 12

This is the single most common question flat owners ask — and the answer is legal, not arbitrary.

Under the Registration Act, 1908, any lease agreement for immovable property for a duration of 12 months or more must be compulsorily registered with the Sub-Registrar's office. Registration makes the agreement a public legal document and also triggers the Rent Control Act in most Indian states.

Rent Control Acts (which exist in Maharashtra, Delhi, Karnataka, Tamil Nadu, and most other states) provide tenants with protections that can significantly restrict your ability to:

Evict a tenant at the end of the contract
Increase rent beyond a statutory limit
Repossess your property quickly

An 11-month agreement:

Falls below the mandatory registration threshold in most states
Keeps the agreement outside the scope of rent control protections
Allows full revision of rent and terms at each renewal
Allows the owner to choose not to renew without court proceedings

This is why every experienced flat owner and PG operator in India uses an 11-month agreement by default.

What Must Be in an 11-Month Rent Agreement

Beyond the standard elements, an 11-month agreement needs a few additional clauses:

Explicit Duration Statement

State clearly: "This agreement is for a period of 11 (eleven) months commencing [DATE] and ending [DATE]." Ambiguity about the end date creates disputes.

Renewal Clause

Specify whether the agreement auto-renews, requires a new agreement, or lapses. Most owners execute a fresh agreement at the end of every 11 months — this is both legal best practice and an opportunity to revise rent.

Rent Escalation Clause

State the percentage by which rent may increase at renewal (e.g., 5–10% per annum). This prevents disputes at renewal time.

Holding Over Clause

If the tenant continues to occupy the property after the 11-month term without a new agreement, this clause defines what applies — typically month-to-month at the same rent until either party terminates with 30 days' notice.

Free 11-Month Rent Agreement Template

RENTAL AGREEMENT

(Leave and Licence Agreement for Residential Premises)
This Rental Agreement is executed on [DATE] at [CITY, STATE] by and between:

Licensor (Owner):

Name: [Full Name]

S/o, D/o, W/o: [Father's / Husband's Name]

Address: [Permanent Address]

Aadhaar No.: [XXXX XXXX XXXX] / PAN: [XXXXXXXXXX]

(hereinafter referred to as the "Licensor" or "Owner")

AND

Licensee (Tenant):

Name: [Full Name]

S/o, D/o, W/o: [Father's / Husband's Name]

Address: [Current / Permanent Address]

Aadhaar No.: [XXXX XXXX XXXX]

Occupation: [Salaried / Self-Employed / Student]

(hereinafter referred to as the "Licensee" or "Tenant")

WHEREAS the Licensor is the lawful owner of the premises described below and is desirous of granting a licence to the Licensee to use and occupy the said premises on the terms and conditions set out herein.

NOW THIS AGREEMENT WITNESSES AS FOLLOWS:

1. PREMISES

The Licensor hereby grants a licence to the Licensee to use and occupy the following residential premises:

[Full address including flat/unit number, floor, building name, street, locality, city, PIN code, State]

Carpet Area: Approximately [XX] sq. ft.

Furnishing Status: [Fully Furnished / Semi-Furnished / Unfurnished]

Furnishings provided: [List — e.g., 1 bed, 1 wardrobe, 1 AC, ceiling fan, kitchen appliances]

2. DURATION

This agreement is for a period of 11 (Eleven) Months commencing on [START DATE] and ending on [END DATE], unless earlier terminated in accordance with the terms herein.

3. LICENCE FEE (RENT)

Monthly Licence Fee: ₹[AMOUNT]/- (Rupees [AMOUNT IN WORDS] only)

Payable on or before: The [5th / 10th] day of each calendar month

Mode of Payment: [Bank transfer / UPI / Cheque]

Late Payment Charge: ₹[AMOUNT] per day beyond the due date [if applicable]

4. SECURITY DEPOSIT

The Licensee has paid to the Licensor a refundable security deposit of ₹[AMOUNT]/- (Rupees [AMOUNT IN WORDS] only) at the time of execution of this agreement, the receipt of which the Licensor hereby acknowledges.

The said deposit shall be refunded to the Licensee within [15 / 30] days of vacating the premises, subject to deduction of:

(a) Any unpaid licence fee or utility charges

(b) Cost of repair of damages caused to the premises or fixtures beyond normal wear and tear

5. MAINTENANCE AND UTILITIES

(a) Electricity charges: [Borne by Licensee at actuals / Included in licence fee up to ₹[X]/month]

(b) Water charges: [Borne by Licensor / Borne by Licensee]

(d) Minor repairs (under ₹500): [Borne by Licensee]

(e) Major structural repairs: [Borne by Licensor]

6. RENT ESCALATION

At the time of renewal of this agreement, the monthly licence fee may be revised upward by up to [5% / 10%] of the prevailing licence fee, subject to mutual agreement between the parties.

7. NOTICE PERIOD

Either party wishing to terminate this agreement before the expiry of the 11-month term shall give [30 (Thirty)] days' prior written notice to the other party.

If the Licensee vacates without serving the full notice period, the Licensor shall be entitled to forfeit the security deposit to the extent of unpaid rent for the notice period.

8. HOLDING OVER

If the Licensee continues to occupy the premises after the expiry of the 11-month term without execution of a fresh agreement, the occupancy shall be treated as a month-to-month licence at the same licence fee, terminable by either party with 30 days' written notice.

9. USE OF PREMISES

The Licensee shall use the premises solely for residential purposes. The Licensee shall not:

(a) Sublet or sub-license the premises to any third party

(b) Use the premises for commercial, illegal, or immoral purposes

(d) Keep pets on the premises [if applicable]

10. INSPECTION

The Licensor or their authorised representative may inspect the premises with prior notice of [24 / 48] hours. Emergency inspections may be conducted without notice.

11. TERMINATION

The Licensor may terminate this agreement immediately, without notice, if the Licensee:

(a) Fails to pay rent for more than [15] consecutive days

(b) Uses the premises for illegal purposes

(d) Breaches any material term of this agreement

12. GOVERNING LAW

This agreement shall be governed by the laws of India applicable to the State of [STATE NAME].

13. NATURE OF AGREEMENT

This agreement creates a Leave and Licence relationship between the parties and shall not be construed as creating any tenancy or lease rights in favour of the Licensee.

IN WITNESS WHEREOF, the parties hereto have signed this agreement on the date and at the place first written above.
Licensor (Owner)

Signature: ___________

Name: ___________

Date: ___________

Licensee (Tenant)

Signature: ___________

Name: ___________

Date: ___________

Witness 1:

Name: ___________

Address: ___________

Signature: ___________

Witness 2:

Name: ___________

Address: ___________

Signature: ___________

Stamp Duty and Registration: What Applies

Stamp Duty

An 11-month agreement must be executed on stamp paper. The stamp duty value varies by state:

Maharashtra: Calculated on total licence fee for the period (stamp duty = 0.25% of total annual rent + deposit × years). Minimum ₹500 for short-term residential.
Delhi: ₹50 stamp paper for agreements under 1 year.
Karnataka: ₹500 stamp paper for residential agreements under 12 months.
Tamil Nadu / Telangana / Others: Consult the local Sub-Registrar's schedule.

Registration

An 11-month agreement does not require compulsory registration. However, registering it provides stronger legal enforceability. In Maharashtra, online registration through the IGR portal is available.

Notarisation

A notarised agreement is not the same as a registered one. Notarisation attests to the identity of signatories but does not register the document. For stronger legal standing, registration is preferable.

Tracking Renewals Without Missing the Deadline

The most common operational failure with 11-month agreements: the owner forgets the end date, the tenant keeps paying rent, and the agreement lapses into informal month-to-month without updated terms.

ManagR tracks every tenant's agreement end date and sends advance reminders — giving you time to serve renewal notices, revise rent, or decide not to renew before the term expires. Every agreement is stored digitally against the tenant's profile, alongside their KYC documents and payment history.

Manage all your rental agreements on ManagR — free forever →