If you scroll through property Reels or LinkedIn this month, one message keeps repeating: India has a fresh set of rent rules for 2026, and they change everything for landlords and tenants. Security deposits capped at two months’ rent. Mandatory digital registration within 60 days. A unique tenancy ID for every agreement. Only one rent hike a year. Double the rent as a penalty if a tenant overstays.
All of this is real. None of it is universally in force. The rules everyone is quoting come from the Model Tenancy Act (MTA), a central framework circulated in 2021. Whether it applies to your flat in Chennai, your office in Gurugram, or your PG in Pune depends entirely on what your state has done with that framework. As a rent-agreement service that works across 22 Indian cities every day, we see the confusion first-hand, and this guide clears it up state by state.
What is the Model Tenancy Act 2026?
The Model Tenancy Act was approved by the Union Cabinet on 2 June 2021 as a template law. Housing is a state subject, so the Centre cannot force rental rules on any state. What it can do is publish a modern framework and ask states to either enact fresh legislation or amend existing rent-control laws in line with it.
The 2026 rules going viral are simply the MTA’s core provisions, now being rolled out through state notifications, digital Rent Authority portals, and updated stamp duty rules. The Act covers residential and commercial properties, sets up a Rent Authority for registration, a Rent Court for disputes, and a Rent Tribunal for appeals. Where a state has notified its version, these bodies replace the old civil-court route that could drag on for years.
The Five Rules Everyone Is Talking About
These are the headline changes driving social media buzz. They form the backbone of the New Rent Rules 2026 wherever states have adopted the MTA framework.
- Security deposit cap: Deposit is limited to a maximum of two months’ rent for residential premises and six months’ rent for commercial premises. In cities where landlords routinely ask for six to ten months, this is the single biggest tenant win.
- Mandatory digital registration: Every written tenancy must be filed with the state Rent Authority through an online portal within 60 days of signing. Both landlord and tenant complete a light KYC and receive a unique tenancy identification number.
- Unique registration ID: Each registered agreement gets a system-generated ID. This ID becomes the single reference for renewals, deposit refunds, dispute filings, and even municipal or utility connections in some states.
- One rent increase per year: Rent can be revised only once in twelve months, strictly as per the agreement, with 90 days’ written notice to the tenant. Mid-cycle hikes are not allowed.
- Overstay penalty: If a tenant refuses to vacate after the tenancy ends, the landlord can claim twice the monthly rent for the first two months and four times the monthly rent for every month after that until possession is handed over.
Additional protections apply on both sides. Landlords must give 24 hours’ written notice before entering, and tenants can carry out essential repairs and deduct the cost from rent if the landlord ignores urgent requests.
Which States Have Actually Adopted the Model Tenancy Act?
Here is where the internet gets it wrong. Only four states have formally aligned their laws with the MTA framework so far. Everywhere else, older Rent Control Acts still apply, either fully or in a hybrid form.
| Adoption Status | States and UTs | What Applies in 2026 |
| Fully adopted or MTA-aligned | Tamil Nadu, Andhra Pradesh, Uttar Pradesh, Assam | Rent Authority registration, 60-day rule, deposit cap, unique ID |
| Partial or in transition | Maharashtra, Karnataka | Older Rent Control + strong e-registration; deposit cap and Rent Authority not yet notified |
| Traditional system | Delhi, Haryana, Punjab, Rajasthan, Gujarat, West Bengal, Kerala, Madhya Pradesh, Telangana | Old state Rent Control Act; e-stamping is widely available, but MTA rules do not apply |
| UT adoption | Andaman and Nicobar, Dadra and Nagar Haveli, Daman and Diu, Lakshadweep | MTA applies through central administration |
The takeaway is simple. Do not assume any of the five viral rules apply to you unless your state name sits in the first row of that table.
State-by-State Breakdown for 2026
Tamil Nadu
Tamil Nadu passed the Tamil Nadu Regulation of Rights and Responsibilities of Landlords and Tenants Act, 2017, actually predating the central MTA but built on the same philosophy. Registration is mandatory with the Rent Authority, and the TNREGINET portal supports online filing. Stamp duty is 1% of (annual rent + deposit), with registration fees capped for lease deeds.
Andhra Pradesh
Andhra Pradesh enacted its version in 2018, well ahead of most peers. All tenancies must be registered with the Rent Authority, deposit caps apply, and disputes go to a dedicated Rent Court instead of civil court. AP’s framework is one of the most closely aligned with what became the central MTA.
Uttar Pradesh
UP notified the Uttar Pradesh Urban Premises Tenancy Act, 2021, almost immediately after the central Act. Registration is done through the IGRSUP portal, with concessional stamp duty for short-term tenancies to encourage formal registration. UP is the largest state to fully adopt the MTA framework, so if you rent in Lucknow, Kanpur, Agra, Ghaziabad, or Greater Noida, these rules matter directly.
Assam
Assam was the first state to notify a fresh law post-MTA in 2021. Rent Authority registration is mandatory, and the state was an early mover on digital tenancy IDs.
Maharashtra
Maharashtra continues to run under the Maharashtra Rent Control Act, 1999, which already made registration of every Leave and Licence agreement compulsory long before the MTA. E-registration through the IGR portal is robust, and stamp duty is calculated on rent plus notional interest on the deposit. The state has not adopted MTA-style deposit caps or the Rent Authority structure, but the culture of registered agreements is already strong.
Karnataka
Karnataka is drafting a Karnataka Model Tenancy Act aligned with the central template, but as of 2026, it has not been fully notified. Registration continues through the Kaveri Online Services portal under the existing framework.
Delhi, Haryana, and other traditional-system states
Delhi still runs on the Delhi Rent Control Act, 1958, and Haryana on the Haryana Urban (Control of Rent and Eviction) Act, 1973. No security deposit cap, no Rent Authority, no 60-day rule. Written agreements are stamped and, if longer than 11 months, registered under the Registration Act, 1908. If you rent in Faridabad or Gurugram, you are in this bucket.
What This Means for Landlords and Tenants in 2026
For landlords, the direction of travel is clear. Written, registered agreements are becoming the default even in states that have not adopted the MTA, because banks, RERA authorities, GST officers, and municipal bodies now routinely ask for a registered rent agreement as proof of tenancy. Skipping registration to save a few thousand rupees is a false economy.
For tenants, the rule is simple: check state law before you sign. Which Act governs my tenancy? What is the maximum security deposit here? Is my agreement being registered with a Rent Authority or only stamped and notarised? The answers differ between Hyderabad, Kolkata, Jaipur, and Goa, and each answer changes your rights.
For corporate occupiers and NRIs, MTA-aligned states now allow registered agreements to be enforced through the Rent Court in months rather than years, cutting portfolio risk substantially.
How Housewise Helps You Stay Compliant
Housewise runs online rent-agreement registration across 22-plus Indian cities, tracking every state notification, portal update, and stamp duty revision so you do not have to. What you get on any city page:
- The correct current stamp duty and registration fee for your state
- The right portal path, whether that is IGRSUP, TNREGINET, Kaveri, NGDRS, or the Maharashtra IGR
- A drafted agreement with the exact clauses your state actually enforces, including deposit caps where applicable
- Biometric or Aadhaar-based e-signing without either party visiting the sub-registrar’s office in most cities
- Delivery of the registered agreement PDF with a verifiable QR code
Pick your city to see the exact process, fees, and timelines.
Ready to register your rent agreement the right way?
Housewise handles end-to-end online rent agreement registration in Faridabad, Ghaziabad, Goa, Greater Noida, Gurugram, Hyderabad, Jaipur, Kolkata, and 14 more Indian cities with state-accurate clauses, correct stamp duty, and doorstep biometrics.
Frequently Asked Questions
Are the new rent rules 2026 applicable across all of India?
No. The Model Tenancy Act is a central framework, not a nationwide law. It applies only in states that have adopted or adapted it, currently Tamil Nadu, Andhra Pradesh, Uttar Pradesh, and Assam. Other states continue under their older Rent Control Acts.
What is the maximum security deposit under the Model Tenancy Act?
Under the MTA, the security deposit is capped at two months’ rent for residential properties and six months’ rent for commercial properties. This cap applies only in MTA-adopting states. Other states like Delhi and Karnataka have no statutory cap yet.
Is online rent agreement registration mandatory in 2026?
It is mandatory in MTA-adopting states, where every tenancy must be filed with the state Rent Authority within 60 days of signing. In non-MTA states, agreements longer than 11 months must still be registered under the Registration Act, 1908.
Can a landlord increase rent more than once a year under the new rules?
In MTA-adopting states, rent can be revised only once every twelve months, strictly per the agreement, with 90 days’ prior written notice. Any mid-cycle increase is not enforceable, and the tenant can challenge it before the Rent Court.
What happens if a tenant refuses to vacate after the agreement ends?
The landlord can claim twice the monthly rent for the first two months of overstay, and four times the monthly rent for every subsequent month, until the tenant vacates. This is enforceable through the Rent Court in MTA-adopting states.
Does the Model Tenancy Act apply in Maharashtra or Karnataka?
Not yet fully. Maharashtra continues under the Maharashtra Rent Control Act, 1999, which already mandates registration of every Leave and Licence agreement. Karnataka has drafted its own version but has not notified an MTA-aligned law as of 2026.
What is the unique tenancy registration ID?
When you register a tenancy through a state Rent Authority portal, the system issues a unique alphanumeric ID for that agreement. This ID is used for renewals, deposit refund claims, dispute filings, and often for utility or municipal connections in adopting states.
Do the new rules apply to commercial and office leases?
Yes, wherever the MTA is adopted. The framework covers both residential and commercial tenancies, with the deposit cap set at six months for commercial premises. Corporate leased housing and office leases in Tamil Nadu, UP, AP, and Assam fall under the same portal.
Can a landlord enter the rented premises anytime?
No. Under the MTA, landlords must serve at least 24 hours’ written notice before entering the premises for inspection or repair, and entry is permitted only between 7 AM and 8 PM unless there is a genuine emergency such as fire or flooding.
Where do I file a rental dispute under the new rules?
In MTA-adopting states, disputes go first to the Rent Authority, then to the Rent Court, with appeals lying to the Rent Tribunal. Civil courts no longer hear these matters. In non-MTA states, civil courts still retain jurisdiction over rental disputes.
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