Things you can’t afford to miss about before Renting your Property in India!

Dec 24 2018

The property renting business in India is vast. According to the 2011 Census, about 27.5% of the Urban population lives in rented accommodations, which means nearly 1/3rd of the real estate in cities is engaged in the renting activities.

Despite being such a large proportion, the property renting mechanism in Tier 2 and 3 cities is highly informal.

This is because, when someone gives their property on rent in India, they use generic contracts and renting lease agreements. The actual picture is much bigger, wherein you need to understand your and the tenants right clearly.

If you aren’t aware of things like Leave and license agreement format or the difference between renting a property and giving it on a license, you need to go through this article right now!

What is Leave and license Agreement in India?

Leave and license agreement refers to an agreement made between the owner (licensor) of the property and the tenant (licensee) for a limited period of time where the latter uses the property for residential or commercial purposes.

The owner receives compensation for the license in the form of “license fee” which is otherwise regarded as “rent”.

This agreement usually lasts for 11 months of tenure and has to be registered with the sub-registrar of the locality.

The agreement is a form of license distribution mechanism that gives the tenants some rights over the property they’re going to use. The agreement also lays down various clauses and permissions that the owner of the property wants to be obeyed by.

One may think that this agreement is similar to what we call as a rent deed or lease agreement, but it is quite different from that. The Leave and license agreement format is pretty different from a rental agreement, which is why people in India refrain from giving their property on rent in India.

Difference between a Rental Agreement and a Leave and license Agreement

Legal Acts

The primary difference between the two can be inferred by the legal acts through which these two agreements came into existence.  

The Rental Agreement works under the Maharashtra Rent control Act, 1999, wherein a separate body of jurisdiction controls the rules associated with the act.

On the contrary, the Leave and license Agreement abides by the Indian Easements Act,1882 wherein the owner licenses the property to a befitting licensee, who exercises limited control over the property.

Rights Of the Owner

The Rental Agreement act is somewhat partial towards the tenants as it has rules that favor the tenants more in the case of a dispute. For instance, the property owner can’t revoke the amenities provided to the owner even if the rent remains unpaid.

This is one of the main reasons why 11 million units in India stay unused because the owners are not ready to give them on rent!

Whereas the other act is evenly paced for both the tenants and the owners. It makes sure that the transfer of interest taking place it between the two parties isn’t partial to any of them.

In case, any of the terms mentioned in the Leave and license agreement are not met, the owner reserves the right to evict the premises under the law.

Transfer of Interest

In a rental arrangement, the owner transfers the rights over the property to the tenant for a limited period of time as mentioned in the agreement. While the tenant has occupied the property, the rights are reserved for the tenant and the owner can’t possibly violate those rights until the agreement holds true.

This system clearly favors the tenants more over the owners.

In a licensing arrangement, the licensor doesn’t transfer the rights over the property to the licensee but gives them on a temporary permit. This permit allows the activities that the licensor seems befitting and nothing else. Neither is the property owner obliged to fulfill demand outside the agreement nor is it required to entertain unlawful properties.

This arrangement gives the power to the licensor in the strongest regards.

Benefits of Signing a Leave and license Agreement  

For the Owner (Licensor)

  • The provisions of the Leave and license Agreement Format work in stronger regards for the owner in case they want the premises to be evicted before the license term ends. This is hard to do in a renal contract.
  • If the tenant is unable to pay the rent to the owner, the tenant can be held punishable under law, which acts as a security for the owner while giving their property on a license.  
  • Due to the presence of such provisions, if the tenant initiates a dispute over the property, or refuses to vacant it in the contractual time, the owner will have an upper hand.
  • This increases owner confidence in the whole licensing market, further allowing them to make better-secured monetary gains from their real estate assets.

Download Maharastra Government L and L Agreement Form

For the Tenant (Licensee)

  • As the agreement is a lawful document, the same can be used anywhere in India for proof of address.
  • The tenants can be sure of the staying or working conditions that would be provided to them as stated in the agreement.
  • The agreement also protects the tenants’ interests for the security deposit, conditions of the property and allowed commercial or residential activities.
  • The tenants are also protected against any kind of fraudulent arrangements or unwarranted hike in licensing fees (rent) while they occupy the property.

Leave and License Agreement Registration Online

If you want to register online for a leave and license agreement, you can do so by visiting the registration portal.

First you’d have to submit your documents online and create a login with the website. Then your documents and case will be reviewed before the final copy of the agreement is prepared.

For instance, the e-registration portal for Maharashtra can be accessed here.  

Pre-requisites for the Leave and license Agreement

In order to sign a Leave and license agreement, you must meet a few prerequisites properly. We have simplified the process below for you.

Terms associated with the Agreement

Licensor Details

  • Name of the Owner or the Licensor
  • Permanent Address of the Licensor
  • Contact Information of the Licensor

Licensee Details

  • Name of the Tenant or the Licensee
  • Permanent Address of the Licensee
  • Contact Information of the Licensee

Agreement Details

  • Physical address of the Property
  • Length of Duration of the Agreement
  • Security Deposit
  • License Fees (Rent)
  • Additional Charges (if applicable)
  • Individual terms and clauses

Leave and License Agreement Registration Charges

There are two major types of charges involved in the Leave and License Agreement, – Registration and Stamp Duty.

The registration can be done in two ways.

Offline – You can visit a local lawyer and prepare the draft for the registration. Alternatively, you can also prepare the draft and sign it yourself.

The registration takes anywhere between 500 – 1000 INR depending upon your locality and if you’re going through a lawyer, the charges can scale up to 5000 bucks.

This method is costly but the most reliable as you’d be controlling all the phases of the registration process, you don’t have to worry about anything going wrong as an actual lawyer will be reviewing the application.

You can also work with a mutual lawyer with the licensee party in order to discuss the terms correctly and come to mutual agreement about the draft.

Online – You can also create the leave and license agreement format in word and then upload send it for review via the e-registration portals. This probably won’t require you a lawyer and any extra fees.

There are several state portals that provide e-registration capabilities to the residents for doing so. You can check Maharashtra Government’s Portal here.

This is the fastest method as your file is handled online and you don’t have to run around courts for signing the deal but you don’t control most of the aspects of the process. So, if you’re completely sure of your draft, then only choose this process over the other.

The process works for leave and license agreement for commercial premises and residential premises.

Leave and License Agreement Stamp Duty Calculation

Stamp duty is the amount of money paid to the registering authorities for the stamp that validates the agreement.

The stamp duty can be calculated by the following mathematics

  • Multiply the number of months for which the agreement is to be signed with the monthly rent (licensing fees). Call it A
  • If you have paid any rent up front before the agreement initiates, call it B
  • Calculate 10 percent of the security deposit and multiply it with the number of years for which the agreement is to be signed. Call this amount as C
  • Now add A, B, and C. Call this total amount as D.
  • 0.25% of the total amount (D) is your final stamp duty.

Important Clauses that must be present in Agreement

As good practice, you can include the below-given clauses in your agreement to make it factually strong.

The date from when the license comes into practice.

Total tenure for which the property will be licensed to the licensee.

Any clause that influences the decision of renewal of the license.

Any clause that influences the decision of termination of the license.

Details of the gradual escalation in the licensing fees after a certain period of time.

List of all the charges such as maintenance, rent and other charges that may incur in special cases.

Rights and duties to the welfare of the premises of the licensee.

Rights and duties to the welfare of the premises of the licensor.

What happens if the agreement terms are not followed.  

Important Documents and Procedures for Transferring Shares in a Society

Just like shares in a company, one can own shares in a cooperative housing society but the meanings of the shares are pretty different.

In a cooperative society, shares are created by the members that form the society. These members further divide the responsibilities of the society among themselves.

If a certain member wants to transfer the shares owned by them to a new person, certain Society transfer forms are required. These forms govern the transaction as the society isn’t owned by any single authority but a committee of individuals. Hence, proper reporting to everyone is required.

We have explained some important terms related to the same below.

Application for transfer of share certificate

If you want to transfer your shares to someone in a cooperative society, you can begin the process by submitting an application. This application must abide by some given guidelines for authenticity. This application is also called request letter to society for transfer of share certificate.

Documents required for the Transfering the Shares

  • The above-mentioned application or request letter.
  • A Deed for the Transfer of Shares
  • Share Certificate or Stock Certificate originally possessed by the owner.
  • PAN Card copies of the buyer and the seller. Buyer and seller are the transferors and the transferees.
  • Address documents of the person who is submitting the application for transfer of shares.
  • A bank verification copy for the authenticity of the signature of the applicant. This copy needs to be attested by the authority attesting the copy for the applicant with the bank’s official stamp and sign.
  • An affidavit containing the signature of either of the parties.    

Society forms for transfer of flat

Society Transfer Form

In a cooperative society real estate, if you wish to transfer the ownership of a flat to someone else, you have to obtain prior permission from the managing authority of the cooperative society.

In order to make this transfer a society transfer form set is used which defines the details of the transferer and the transferee in writing.

You can find forms related to forms for transfer of flat in a cooperative housing society here.

Concluding Words

To sum up the whole article for you in fewer words;

Due to tenant favoring laws in Indian real estate system, there has been an overall decrease in confidence from the property owner’s perspective. This is mainly due to the several disputes that arise between tenants and the owners.

In order to increase this confidence, if you’re going to rent your property to someone, you can use the Leave and License Agreement which protects the owners’ rights in a better way than a rent agreement would.

There are a number of aspects related to the signing of Leave and License agreement, which must be taken care of when the draft for this agreement is being prepared.

In case you want to transfer your flat in a cooperative society, you will need a transfer application submitted to the cooperative society. A list of important documents for the same has been given in the article.


Dilemma faced by home renters in Goa

Dec 21 2018

Goa is undoubtedly, one of the most heavily visited destinations across India when it comes to the holiday season. This fact alone affects the local houses that are available for rent for a short stay and long-term acquisition alike.

Good and rentable houses are short in number and there are too many people in the queue ready to settle for a higher price if possible. For a renter, this is no less than a nightmare. Many a time people let already booked houses for rent to someone who is ready to pay a better price.
So, how to get a good house in Goa for a long stay or just for a short visit? Here are some points that you can use!

Choose the Right Time

When going Goa, timing is crucial. The houses that are available for as low as 10,000 a month with all the amenities shoot up to 30,000 in the peak season. The inflow of tourists makes renting for the domestic population pretty difficult. Therefore, it is advisable that you touch down before the season has started and got hold of a good house before the hike takes place.

Duration of Stay

If you are going to stay long, say a year, then a house for rent in Goa will be available for a great price. This is because the owner is ensured of fixed rent for the whole year, they are ready to let the accommodation for a lower price. They’ll usually ask for 2-month rent in advance though.

If you’re going for 3 – 6 months, try contacting a real estate agent in Goa who can show you around for a good enough deal. If you want to find a house yourself, you can stay in a guesthouse for a week and look around for places in the meantime.

Anything from a week to a month shall be accommodated the best in a cottage or a hotel because they give you access to additional things at a better price.

Don’t go high on Amenities

It is advisable that you don’t go for a lot of amenities in-house because they can turn out to be expensive in the longer run. Getting things done such as takeaway meals, laundry etc will be cheaper.

Also, if you break something down or something like a washing machine goes awry during your stay, you’ll be liable for the repairs no matter what.

Use References to Advantage

If you have friends in Goa or have any references, it would be great to ask them out for help. The locals always know the right people to contact for getting a good Portuguese house for cheap. You can also contact a property dealer in Goa who is well established to get you the right price.

Thankfully, Spacio Realtors have a strong presence in Goa for all kinds of property deals and hence we can ease out your job for a great stay in Goa. Contact us today to send in an inquiry.


How to turn your home into rental property?

Dec 21 2018

It’s a much better decision to let your home on rent than keeping it idle till the time you get a good enough deal for it or just because you need some extra cash to support your income.

While this seems like a nice idea, there are a few things you must consider before turning your home into a rental property. Preparing for it wisely will keep you secure from mishaps and uninvited problems.

Get Insurance

Before handing the keys of your home to your tenants, it is always advisable to get home owner’s insurance for yourself. There are several benefits to it.

First of all, it safeguards the integrity of your tenants in the case of an emergency. It is always wise to prepare for the worst when you are going to be away from your home; there could be damage due to storm, or cooking gas explosion, there could be anything. A homeowners insurance guarantees reimbursement of rental income, helping you cover costs and ensure a constant flow of income.

Necessary Renovation

If you’re turning a house or an apartment into a rental property, that has not been accomodated from a long time, make sure you check everything is as you left. The property could need some cleaning to be done, window panes might need some repair or the water pipes might need a check. You can also consider a quick paint job to improve the aesthetics of your property, which will take its rental value to a whole new level.

Get a Permit

You might think that a residential property can be converted into a rental property without a legal permit, but actually one is required and it works the other way around. It concerns the safety of your tenants. Getting a permit involves an authorised person to visit your house who will make sure all the electrical fittings, gas pipeline and other amenties don’t pose a danger to the occupants. This will also indemnify you if anything goes wrong.

Get The Word Out

Now that your property is ready to be acquired on rent, you have to let the world know about it. The fastest way to do it is to contact a rental real estate broker and sign a renting contract with them. They will be able to advertise the property to potential buyers and would carry out tasks like publishing newspaper ads. This will ensure that your property is rented on time and you can start generating income out of it.

Conclusion

While hunting tenants is challenging enough, tenants who will use your property appropriately and pay rent on time are even harder to manage. So, we recommend getting a broker involved who can deal with the tenants on your behalf and make the process of letting out out your home less of headache.

Spacio Realtors is a leading rental real estate broker firm offering excellent brokerage services. Contact us today for effective consultation on rental properties and quicken up the process, if you are finding or letting a property on rent.      


5 reasons to why you should be conscious while choosing a rental apartment

Dec 19 2018

Living away from home poses some serious challenges. Finding an appropriate rental apartment is one of them.

Rental apartments have become a full-blown business rather than a side activity that people used to do sustain themselves. While this is beneficial for you as a tenant, there are some downfalls as well.

It’s better to keep certain things in mind before moving into your new apartment. We have made a list of the top 5 reasons that should worry you for the better.

1. Rent Hikes

Many a landlord are in the habit of hiking the rent at regular intervals. They will give you a great amount to start with but would keep on increasing it for petty reasons and you’ll find yourself stuck at a place that’s slowly running out of your budget. So, make sure that you have an understanding of the rent structure before finalizing. If the landlord offers an additional service or a complimentary amenity to go with the hike, then there should not be a problem.

Recommended Read: You should consider these before renting a room

2. Unsafe localities

One big mistake that most tenants do before moving is not verifying the safety standards of the localities. You might get a great apartment at the best price but if it makes unsure of getting on the street after 9, you may not want to live in such a place. There is a fine possibility of getting a cheap apartment due to this very reason.

3. Shared Accommodation

If you are looking for a shared accommodation, make sure what all amenities are available for individual use and what all would be shared. Many times, individuals are not comfortable with specific sharing of resources which should be clear with you before moving in.

Recommended Read: Rent or Purchase: Things to consider before making a choice

4. Reputation of the Landlord

A good way to predict your experience as a tenant is to gauge the reputation of your landlord beforehand. If they provide multiple accommodations, try and ask people who are already living in them. You can also inquire the same from the immediate neighbors or any of the property brokers in the locality. A good landlord is your ticket to comfortable living in the apartment for your intended period of stay.

5. Rent Statement Conditions

This is by far the most important thing to consider. Read the rent statement thoroughly and don’t believe the verbal conversation you had with the broker/landlord straightaway. It could land you in great trouble later if you don’t do so. Don’t hesitate to disagree to conditions you are not comfortable with and suggest things you’d like to have in proportion to the amount of rent you’d be paying.

Once through with these five things, you’d be able to live a healthy life out-of-home as well as enjoy it! Happy renting!


You should consider these before renting a room

Dec 19 2018

Second thoughts come storming in when you start thinking about selecting the right house. Needless to stay, it will become a place where your days will begin. You better make it worth a lifetime!

An adrenaline rush hits thinking of unpacking in the new home. But, will life be better there? Or, what if it is unhygienic?

I remember, the time when a client who was looking forward to changing his apartment because of bed bugs.

Well, his story left me appalled. We can call it his carelessness or bad luck, but some things better are checked thoroughly. It is not easy to shift, you see! it’s exciting for once, you wouldn’t want to do it every other month.

No, I am not asking you to be whiskey serious, keeping the excitement at bay.

However, be a little conscious, just to be on the safer side and not end up frustrated.

Let me share with you the 5 major aspects you should check before renting an apartment:

1. The landlord’s policies and lease terms:

Well, when it was me searching an apartment for rent, it was decades ago though, there weren’t as many policies as there is today. You need to check with the landlord, about what are the constraints there are. Check with the roommate, and other people living around.

What is the down payment/security deposit, besides that, what is the lease term?

How many people can be accommodated in one room? Are pets allowed? How long before do you need to intimate the landlord about leaving the place?

There are certain aspects you should be crystal clear about, prior to deciding on renting one house.

You can check for all the options around, and jot down the various pros and cons of each place considering your personal priorities.

2. Cleanliness:

This one is of peak importance for anyone. Even if you are messy yourself, you wouldn’t want mosquitos and insects taking over your place. You are only paying for yourself, no?

Besides, check the sanitation, the drainage system, the flooring, the water amenities, the doors, the roof for any leakage and everything.

Yeah, in my experience, check the matrices as well, if provided.

Watch how spacious the place is, how many beds can be arranged comfortably and the almirahs.

Yeah, don’t forget to ask about a maid, who can manage the cleaning if you can’t.

Also Read: Why are apartments better than homes?

3. Needing a rental agent:

In the years of experience, we have in the field of real estate consultancy and broker services, we have dealt with numerous issues from people who preferred online search over expert advice. I wouldn’t want to comment on that, you should consider hiring a rental agent/consultant.

Evaluate how much it would cost, and make your decision. Feel free to contact us for any sort of guidance in that matter.

4. Utilities:

This one is peculiar, as there would be some utilities paid and some embedded in your rent.

Check, how much on an average each amenity will cost?

For instance,

You shouldn’t avoid the fact that you own an automobile, or if not, there is a possibility that you would.

For that matter, it becomes Cardinal to check for the parking space there is.

If you are renting a single room, in a place, this one can be a little problematic. However, whilst renting a full fledged apartment, mostly this is provided.

See if the sockets work properly and are the placement in your convenience.

Also Read: Rent or Purchase: things to consider before making a choice.

5. Commutation:

See how well is the house is connected with market, your workplace, and other places. you wouldn’t want to pay more than what is feasible in commuting.

Most places are a far-far away land, certainly, it isn’t a good idea considering those.


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