中文 · Bahasa Melayu · Bahasa Indonesia
By Jason Lim, REN 84424 · IQI Realty · Checked on 13 November 2026
This guide is for landlords and tenants in Johor Bahru and the rest of Malaysia, including owners and renters from Singapore, Indonesia, India and China, who want to know where the Residential Tenancy Act stands. The short answer: as of 13 November 2026 Malaysia has no residential tenancy act in force. The latest official statement I found is the deputy housing minister’s reply in the Dewan Negara on 4 August 2026, which said the ministry (KPKT) was still finalising the Residential Tenancy Bill (Rang Undang-Undang Sewaan Kediaman). I found no record of the bill being tabled in Parliament since. Until it becomes law, your tenancy agreement and existing laws, mainly the Contracts Act 1950, the Specific Relief Act 1950 and the Distress Act 1951, decide your rights.
Quick answer
- Status: a bill, not an Act. On 4 August 2026 KPKT said it was still being finalised; no tabling found as of 13 November 2026.
- What the government has said it would do: set out the rights and duties of tenants and owners and offer a quicker, easier and lower-cost way to settle disputes. No nationwide rent control is planned.
- No tenancy tribunal yet: rental disputes go to the courts, including small claims of up to RM5,000.
- What applies today: the agreement, the Contracts Act 1950, the Specific Relief Act 1950 (no eviction without a court order), the Distress Act 1951 and the Stamp Act 1949.
- Stamp the agreement: within 30 days; RM1 per RM250 of annual rent for a term of up to one year under LHDN’s June 2026 guideline.
- Dates: no commencement date has been announced. Treat any article quoting one as unconfirmed.
Where the bill stands: official statements in order
The idea is not new. This is what ministers and the ministry have said publicly, as reported:
| Date | Who and where | What was said |
|---|---|---|
| January to February 2022 | KPKT public consultation, updates posted by the Malaysia Productivity Corporation | Proposals included protection for owners and tenants, a standard tenancy agreement template and a body to settle disputes |
| 29 March 2023 | Deputy minister, Dewan Rakyat | The ministry was studying and drafting the bill, including a dispute-resolution institution; tabling was then expected in 2024 |
| Reported February 2025 | Housing minister | Engagement with state governments and stakeholders, begun in November 2024, was expected to end by the close of the first quarter of 2025 |
| 5 February 2026 | Housing minister, public forum | The act was in its final review stage; he hoped it would go to Cabinet and be approved by the Dewan Rakyat in 2026 |
| 4 August 2026 | Deputy housing minister, Dewan Negara | KPKT was finalising the bill to balance the rights of tenants and owners, with quicker, easier and lower-cost dispute resolution; no nationwide rent control |
| 13 November 2026 | My check | No report found of the bill being tabled, passed or gazetted |
Reports of the 4 August reply differ slightly: Berita RTM said the bill was expected to be tabled in 2026, while Bernama and The Star gave no timeline. In August 2026 a civil society group urged the government not to let tabling slip to 2027 (FMT, 12 August 2026); that was the group’s call, not a government statement. I make no guess about dates.
What the bill would contain, as far as officials have said
- Rights and responsibilities of tenants and owners set out clearly.
- Dispute resolution that is quicker, easier and cheaper than court. Officials have described a dispute-resolution body or mechanism; its exact form has not been published.
- No nationwide rent control, because rents depend on local market conditions (deputy minister, August 2026).
Deposit caps, notice periods, tribunal limits and similar details have not been published officially. Many websites describe them as if they were settled; until the bill text is tabled, they are not.
What landlords and tenants rely on today
| Law or document | What it does for a residential tenancy |
|---|---|
| Your tenancy agreement | Sets the rent, term, deposits, repairs, renewal, early ending and notices. It does most of the work. |
| Contracts Act 1950 | Governs the agreement as a contract. Section 75 limits a sum named for breach, such as a forfeited deposit, to reasonable compensation up to that sum. |
| Specific Relief Act 1950, section 7 | Once a tenancy ends, an owner can recover the home from a tenant who stays on only through court proceedings. No lockouts. |
| Distress Act 1951 | A landlord can apply to court for a warrant to seize and sell the tenant’s goods for up to 12 months of rent arrears; a bailiff carries it out. |
| Civil Law Act 1956, section 28(4) | A tenant who holds over after the tenancy ends can be charged double rent or double value, at the landlord’s option. |
| Stamp Act 1949 | Duty on the agreement; an unstamped agreement cannot be used as evidence until duty and any penalty are paid (section 52). |
| Limitation Act 1953, section 6 | Contract claims generally must be brought within six years. |
| Strata Management Act 2013, section 32(4) | A building’s additional by-laws bind tenants and occupiers as well as owners. |
| Immigration Act 1959/63, section 55E | Letting to someone without a valid pass can be an offence for the owner or occupier. |
The Strata Management Tribunal does not hear landlord–tenant disputes such as rent and deposits; KPKT’s FAQ sends those to the civil courts. See my strata tribunal guide for what it does hear.
Where rental disputes go today
| Route | Suits | Notes |
|---|---|---|
| Small claims procedure, Magistrates’ Court | Unpaid rent or a deposit refund up to RM5,000 | Individuals only; parties generally appear without lawyers; no appeal (Order 93, Rules of Court 2012) |
| Civil claim | Larger arrears, damage or deposit disputes | Magistrates’, Sessions or High Court by amount; the Sessions Court hears claims above RM100,000 up to RM1 million, and landlord-and-tenant and distress matters without a monetary cap |
| Writ of distress | Rent arrears where the tenant has goods at the premises | Distress Act 1951; up to 12 completed months of rent |
| Action for possession | A tenant who will not leave after the tenancy ends | The only lawful route; enforced by a writ of possession |
My guides to a tenant not paying rent and getting a rental deposit back go through each route.
Letting out or renting in JB?
Tell me the unit and your plans. I’ll walk you through the clauses that matter most while there is no tenancy act, and the stamping and inventory steps.
WhatsApp JasonWhat landlords should do while there is no act
- Use a full written agreement. Rent, due date and late charge, deposits and when they are refunded, repairs split, early ending and renewal, addresses for notices.
- Stamp it within 30 days. LHDN’s guideline of 30 June 2026 sets RM1 per RM250 of annual rent for terms up to one year and RM3 for one to three years; RM2,000 a month for one year is RM96. Late stamping costs the higher of RM50 or 10% of the duty within three months (LHDN, May 2026).
- Attach a signed inventory with dated photos and meter readings; see my screening and inventory checklist.
- Check passes and identity for foreign tenants, and collect only the personal data you need.
- Never use self-help. No changing locks, cutting utilities or removing belongings.
My landlord guide to tenancy agreements covers clauses in detail, and renting to foreign tenants covers passes.
What tenants should do while there is no act
- Read the deposit and early-ending clauses before signing. No law fixes deposits, so the agreement decides how much and when it is refunded.
- Pay traceably and keep receipts, to the owner or the agency’s company account.
- Report repairs in writing with photos, and keep copies.
- Do not withhold rent unless the agreement allows it; it can put you in breach.
- Follow the building’s by-laws. They bind tenants too; see condo by-laws.
Foreign renters can start with my guide to renting in Johor Bahru as a foreigner.
Short-term rentals are a separate track
Holiday and short-stay lets are not the same as residential tenancies. In October 2026 KPKT said national guidelines to regulate short-term rental accommodation were being finalised (The Star, 26 October 2026), and building by-laws can restrict short stays. See Airbnb and short-stay rules in JB.
How you will know when it becomes law
A bill becomes law in steps: first reading in the Dewan Rakyat, debate and passing, passing in the Dewan Negara, royal assent, publication in the Federal Gazette and then a commencement date, which may come later. Until a commencement date is gazetted, nothing in the bill applies to your tenancy. Whether existing agreements will be affected will depend on the bill’s transitional provisions, which have not been published. I will update this page when there is an official step to report.
Where to rent or buy if you are planning a move
- JB Sentral and Bukit Chagar: near the CIQ and the RTS Link station.
- Mount Austin: family condos and landed homes near schools.
- Iskandar Puteri: Medini, EduCity and the Second Link.
- Skudai, Tampoi and Kempas: established areas with student and worker demand.
- Permas Jaya and Senibong: east-side condos.
Compare them on my JB property map, or weigh renting against buying.
More Johor living guides: Landlord tenancy agreements · Tenant not paying rent · Rental deposit refunds · Furnished vs unfurnished rentals
Frequently asked questions
Has the Residential Tenancy Act been passed in Malaysia?
No. As of 13 November 2026 it is still a bill. On 4 August 2026 the deputy housing minister told the Dewan Negara that KPKT was finalising it, and I found no record of it being tabled in Parliament since.
When will the Residential Tenancy Act come into force?
No date has been announced. The minister said in February 2026 he hoped it would pass in 2026, but it must still be tabled, passed by both houses, gazetted and given a commencement date.
Is there a tenancy tribunal in Malaysia?
Not yet. The government has said the bill would bring quicker, lower-cost dispute resolution, but for now rental disputes go to the courts, including the small claims procedure for claims up to RM5,000.
Can a landlord evict a tenant without a court order in Malaysia?
No. Under section 7 of the Specific Relief Act 1950, a tenant who stays on after the tenancy ends can be removed only through court proceedings. Changing locks or cutting utilities can expose the landlord to a claim.
Will the new law cap rental deposits?
Nothing official has been published on deposits. The government has said only that the bill will set out rights and duties and offer faster dispute resolution, and that no nationwide rent control is planned.
Do I still need to stamp my tenancy agreement?
Yes, within 30 days of signing, through LHDN’s e-Duti Setem. For a term of up to one year the duty is RM1 per RM250 of annual rent, so RM2,000 a month for a year is RM96.
Need help with a JB tenancy?
Whether you are letting out a unit or looking for one, tell me the area, the unit and your timing. I will share current asking rents, help you check the agreement and inventory, and keep you posted when the tenancy bill moves. You can also book an appointment, or a Zoom consultation if you are abroad.
Sources: Bernama, “Residential Tenancy Bill being finalised to balance rights of tenants and landlords”, 4 August 2026; Berita RTM, “Kerajaan muktamadkan RUU Sewaan Kediaman” (Dewan Negara reply), 4 August 2026; The Star, “Residential Tenancy Bill being finalised to balance rights of tenants, landlords”, 4 August 2026; The Sun, “Rent Tenancy Act in final review, to be tabled in Parliament this year, says Nga”, 6 February 2026; The Edge Malaysia, “Property players support RTA for fairer rental market”, 26 February 2025; Bernama, Residential Tenancy Bill to be tabled in Parliament next year (Dewan Rakyat reply), 29 March 2023; The Edge Malaysia, month-long consultation on the Residential Tenancy Act, February 2022; FMT, “Don’t delay tabling Residential Tenancy Bill to 2027, NGO tells govt”, 12 August 2026; Attorney General’s Chambers, Laws of Malaysia: Specific Relief Act 1950 (section 7), Distress Act 1951, Civil Law Act 1956 (section 28), Stamp Act 1949 (section 52), Limitation Act 1953 (section 6) and Immigration Act 1959/63 (section 55E), checked November 2026; Contracts Act 1950 (Act 136), Laws of Malaysia reprint (FAOLEX copy), checked November 2026; Strata Management Act 2013 (Act 757), section 32 (copy published by DBKL), checked November 2026; KPKT, Soalan Lazim Tribunal Pengurusan Strata, updated 9 July 2025; Malay Mail, on the small claims procedure (Order 93, Rules of Court 2012), 28 February 2025; Council of ASEAN Chief Justices, Malaysia: Sessions Court jurisdiction, accessed November 2026; LHDN, Garis Panduan Pengenaan Duti Setem, First Schedule, Stamp Act 1949, 30 June 2026; LHDN, stamp duty penalties and stamping deadlines, updated 13 May 2026; Daily Express, Immigration Act section 55E case, 26 April 2024; The Star, “Guidelines to regulate short-term rental accommodation being finalised”, 26 October 2026
Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 13 November 2026, not legal advice. The bill’s status and contents can change; check KPKT and Parliament announcements, and ask a Malaysian lawyer about your agreement before you act.