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Rental agreement maker: leave and licence agreement for Maharashtra

Enter the flat, the parties and the money terms to get a draft leave and licence agreement, with an optional lock-in clause and a stamp duty estimate. You then get the steps to register it online. In Maharashtra, registration is required whatever the length of the term.

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This is general information, not legal advice for your situation. What you type stays in your browser unless you choose to send it to an advocate.

Step 1: the term and the money

Step 2: your draft agreement

Draft leave and licence agreement

DRAFT FOR REVIEW. Have an advocate check this before you use it. LEAVE AND LICENCE AGREEMENT This agreement is made at [place] on [date of signing]. BETWEEN [Owner's full name], an adult, of [owner's address] (the "Licensor") AND [Licensee's full name], an adult, of [licensee's address] (the "Licensee"). THE PARTIES AGREE AS FOLLOWS: 1. The premises. The Licensor owns, or is entitled to give on licence, [flat number, building, society, road, village or area, taluka, district and PIN] (the "Premises"). 2. Grant of licence. The Licensor allows the Licensee to occupy the Premises on leave and licence, for residence only, for 11 months from [start date] to [end date]. The licence ends on that date unless the parties sign and register a fresh agreement. 3. Who may stay. Only the Licensee and these persons may occupy the Premises: [names of the people who will live in the flat]. 4. Licence fee. The Licensee shall pay Rs [amount] a month, on or before day 5 of each month, by bank transfer or another method that leaves a record. The Licensor shall pay property taxes. The Licensor shall pay the society's monthly maintenance charges. The Licensee shall pay for electricity, gas, internet and other services used during the licence. 5. Deposit. The Licensee has paid or shall pay a refundable, interest-free deposit of Rs [amount]. The Licensor shall refund the deposit when the Licensee hands back vacant possession, after deducting any unpaid licence fee, unpaid bills and the cost of repairing damage beyond normal wear and tear, with a written account of each deduction. 6. Ending early. Either party may end this licence before its end date by giving 1 month(s) written notice. 7. Breach. If the Licensee does not pay the licence fee for two months in a row, or seriously breaks this agreement and does not put it right within 15 days of a written notice, the Licensor may end this licence by written notice. 8. Licence only. This agreement is a licence. It does not create a lease or tenancy and gives the Licensee no interest in the Premises. The Licensee shall not sub-let, assign or share the Premises, or part with possession of them. 9. Care of the Premises. The Licensee shall keep the Premises in good condition, follow the society's rules, make no structural change without written consent, and not use the Premises for any illegal purpose. The Licensor may inspect the Premises at a reasonable time after giving reasonable notice. 10. Handing back. When the licence ends, the Licensee shall hand back vacant possession and all keys. If the Licensee does not, the Licensor may apply to the Competent Authority under Section 24 of the Maharashtra Rent Control Act, 1999, and Section 24(2) provides for damages at double the rate of the licence fee until the Licensee is dispossessed. 11. Registration and costs. This agreement shall be registered under Section 55 of the Maharashtra Rent Control Act, 1999 and the Registration Act, 1908. Stamp duty, registration fee and any handling charge shall be paid by the Licensee. The Licensee shall give the identity and address details needed for the registration and for police records. 12. Governing law. This agreement is governed by the law in force in Maharashtra. SIGNED by the parties on the date above. Licensor: [name] Signature: ____________________ Licensee: [name] Signature: ____________________ Witness 1: [name and address] Signature: ____________________ Witness 2: [name and address] Signature: ____________________

How to register it online

Use this draft to settle the terms. The state system then prepares its own document from what you enter, so read that document closely before you sign it, and check that the terms you agreed appear in it.

  1. Create a citizen account on the Leave and License 2.0 portal. If your district is not available there, check the older e-Registration portal. In November 2026 its district list still included Thane and no longer included Mumbai, where new entries stopped from 1 May 2025.
  2. Enter the general details: residential use, deposit, rent, term, lock-in period and start date.
  3. Enter the property details, including the police station.
  4. Add the parties. The manual says names and addresses are fetched through Aadhaar and that PAN verification is compulsory for both parties.
  5. Add the witnesses. The manual asks for two common witnesses, or two for each party.
  6. Read the draft, which is also available in Marathi, then calculate and pay the stamp duty and fee online.
  7. Sign using a biometric device and a webcam. The portal lists the devices it accepts, and these have changed over time, so check before you buy or borrow one.
  8. Fill in the tenant information for police records, then submit the document.
  9. The Sub-Registrar checks it online. If there is a query, you can see it in the status, correct it and submit again. Once registered, you can download the document, the index and the receipt.

For help with the portal, the department lists the SARATHI helpline, 8888007777 (checked November 2026).

Before you sign

  • Check that the person giving the licence is the owner, or has written authority from the owner.
  • Ask your society whether it needs any form or permission before the licensee moves in.
  • Keep the registered copy and proof of every payment. A written licence agreement is treated as conclusive evidence of the facts stated in it under Section 24, so correct mistakes before signing.

You can read about our leave and licence drafting service, or our page for property matters in Thane.

Common questions

Does an 11-month leave and licence agreement need registration in Maharashtra?

Yes. Section 55 of the Maharashtra Rent Control Act, 1999 requires a leave and licence agreement made after the Act began to be in writing and registered. It sets no minimum term, and the responsibility lies on the owner. Keeping the term to 11 months does not avoid registration.

What happens if the owner does not register the agreement?

Under Section 55(3), the owner can face imprisonment of up to three months, a fine of up to Rs 5,000, or both. Without a written registered agreement, the occupant's version of the terms prevails unless it is proved otherwise, which can weaken the owner's position in a later dispute.

How is stamp duty on a leave and licence agreement worked out?

For a term of up to 60 months, Article 36A of the Maharashtra Stamp Act charges 0.25 per cent. The base is the total licence fee, plus any non-refundable deposit, plus interest at 10 per cent a year on the refundable deposit. The registration portal calculates the final figure.

What is a lock-in clause in a leave and licence agreement?

A lock-in is a minimum period during which the licensee, or both parties, agree not to end the agreement except as it allows. It is a contract term that the parties choose, not a legal requirement. The state registration form asks for the period, so agree it beforehand.

What do I need to register a leave and licence agreement online?

The Leave and License 2.0 manual asks for a biometric device and webcam, Aadhaar-based details of the parties and witnesses, PAN verification for both parties, and two common witnesses. You enter the details, pay online, sign biometrically and submit the document to the Sub-Registrar for checking.

What can the owner do if the licensee stays after the licence ends?

Section 24 requires a licensee of residential premises to hand them back when the licence period ends. If this does not happen, the owner can apply to the Competent Authority for an eviction order. A licensee who stays on can be liable for damages at double the licence fee.

Sources, checked November 2026

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