Renting Long Term in Malta: A Tenant's Guide to Contracts, Deposits and Your Rights

Renting long term in Malta is more regulated than many newcomers expect. The Private Residential Leases Act, in force since January 2020 and amended since, sets out what a lease must contain and what both sides can and cannot do. If you are moving to Malta or relocating within the islands, knowing the basics protects you.

The contract must be written and registered

A private residential lease must be in writing. Verbal arrangements are not sufficient, and a written contract must identify the parties, the property, the rent and the duration.

It must also be registered with the Housing Authority within ten days of the lease starting. This obligation sits with the landlord. If your landlord does not register, you can register it yourself at their expense.

Registration matters more than it sounds. Without it, statutory notice periods cannot be relied on, protection against unlawful rent increases weakens, complaints cannot be formally raised, and utility accounts may not be switched to the residential rate. Registration does have retroactive effect — once completed, protection applies from the start of the lease — but do not leave it unaddressed.

Minimum duration

A long private residential lease runs for at least one year. A lease agreed for a shorter period is generally treated as a one-year lease unless it falls within the definition of a short private residential lease.

Short private residential leases exist for specific categories, including non-residents renting for under six months who are not establishing residence in Malta, and certain students and workers. If a landlord offers you a six-month contract, it is worth confirming which category it falls under.

Deposits

The maximum deposit a landlord may request is one month's rent. A request for more than that is not permitted. The deposit may be used only against proven damage, not ordinary wear and tear, and it should be returned after the lease ends with any deductions itemised.

Get an inventory. Since the 2024 amendments, an itemised inventory covering furniture, appliances and the condition of the property is a statutory requirement rather than a courtesy. It is your main protection in any dispute about the deposit, so read it carefully and photograph anything already damaged before you move in.

Rent increases

Rent may only be increased once a year, and the increase is capped at five per cent of the existing rent. The mechanism must be set out in the agreement — a landlord cannot impose an increase that the contract does not provide for, and increases do not apply during the first year.

Notice periods

The Act sets a minimum notice period of one month for termination by either party, extending to two or three months depending on how long the tenancy has run. Check what your specific contract states, since it may provide for longer.

Repairs and access

Structural repairs, plumbing, electrical systems and major appliances are the landlord's responsibility. Report problems in writing and keep a record. The landlord must carry out repairs within a reasonable time, and must give reasonable notice before entering the property except in an emergency.

Utilities

Where the property is your primary residence, utilities should be billed lawfully through ARMS under the appropriate residential arrangements. Flat-rate charges set by the landlord or coin meters are not the correct approach, and the residential rate is usually materially cheaper.

Clauses worth questioning

• A deposit above one month's rent
• Any clause asking you to waive rights under the Act
• Unlimited landlord access without notice
• Making the tenant responsible for all repairs, including structural
• Rent increases that are not once-yearly and capped

If something goes wrong

The Housing Authority oversees the framework and disputes can be brought before the relevant tribunal. It also publishes model contracts. If a landlord uses their own contract rather than the Housing Authority template, an accompanying form must be annexed, and the details in that form take precedence over the contract itself.

Renting with us

Prime Rentals manages long lets across Malta from our base in Marsaxlokk. Our residential lettings are registered and contracted properly, which is straightforward for us and one less thing for you to chase. You can browse available long lets through our listings, or get in touch and tell us what you are looking for.

This article is a general guide, not legal advice. Confirm current requirements with the Housing Authority or a qualified professional before signing anything.