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Notice of Demand for Arrears of Rent in the Schedule VII Form (Punjab Rent Act, 1995)

At a glance

Price: ₹99 · GST included
Stamp duty: Nothing — a demand creates no right, outside the Stamp Act; plain A4, no e-stamp exists for it, and no Sub-Registrar fees apply since it's never presented there.
Registration: Not registrable — no counter takes it, and it's not an NGDRS document type.
Witnesses: None needed for validity — a unilateral demand; two witnesses is a sale-deed habit adding no weight here.

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Also called

Schedule VII Notice
Section 20(2)(a) Notice
Notice of Demand for Arrears of Rent
Two Month Notice for Rent Arrears
Legal Notice for Non-Payment of Rent
Notice Before Eviction for Non-Payment
Bakaya Kiraya Notice
Kiraye ke Bakaya ki Maang ka Notice

Whether you can fill this in here

You can fill this in here

You can fill this one in on this site, and read the whole draft on screen before you decide anything about it. It is a carefully drafted template; it is not advice about your own facts.

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Why you need it

When you need it

The notice a Punjab landlord must serve before seeking eviction for non-payment — s.20(2)(a), Rent Act 1995 requires arrears of three-plus consecutive months, a Schedule VII notice served under s.106 TPA, and the tenant then failing to pay the whole arrears/charges/15% interest within two months. Serve it badly and the eviction application fails at the threshold. WHICH ACT: the 1995 Act (from 30.11.2013) excludes pre-commencement lettings (saved for the 1949 Act) EXCEPT NRI-owned premises, which stay under the 1995 Act however old the letting (Krishan Kumar v. Kamla Devi) — the form asks and prints the right averment. Urban areas only (s.2(o)) — a panchayat area needs an ordinary civil suit instead. NOT FOR Chandigarh — the 1949 Act governs there, no Schedule VII notice exists (position under challenge, re-check). CHECK EXEMPTIONS FIRST: s.3(1)(c) excludes only buildings constructed on/after 30.11.2013, for 15 years — a pre-2013 building is NEVER exempt. Also excluded: government/local-authority premises, foreign-national/embassy lettings, notified trusts, PUDA hire-purchase allottees. Under s.3(2), a contract-governed non-residential letting may not be a Schedule VII case at all. Two more limits: available only ONCE per tenant per premises per cure; arrears must be THREE-PLUS CONSECUTIVE months. Reconcile the arithmetic before signing and keep the postal proof — it starts the two-month clock.

See stamp duty, registration and witnesses

What follows is written for Punjab. It states the position there rather than describing how it varies, so the amounts below are the ones that apply — worth confirming at the sub-registrar’s office, because rates change. If the property is anywhere else in India, none of this is yours.

Stamp duty

Nothing — a demand creates no right, outside the Stamp Act; plain A4, no e-stamp exists for it, and no Sub-Registrar fees apply since it's never presented there. What WAS stamped is the tenancy behind it: pattanama/lease under one year 4% of rent, five-ten years 3%, reg fee 1% each (the one-five-year band's rate isn't reproduced — looks like a departmental error, confirm at the counter). Whether Article 35 duty applies at all versus the flat Rs 1,000 s.4(2) fee is unresolved. Chandigarh: no figure applies — Schedule VII doesn't extend there; the 1949 Act governs (position under challenge).

Registration

Not registrable — no counter takes it, and it's not an NGDRS document type. What matters is the tenancy agreement's OWN registration — the commonest weakness in a Punjab arrears case. For a post-30.11.2013 tenancy, s.4(1)-(2) requires the Schedule I Form registered by the Sub-Registrar (NOT the Rent Authority) at flat Rs 1,000. The form asks squarely whether a written agreement exists, then separately whether it's registered — don't write 'never registered' into a registration-particulars field; pick the unregistered branch, which states the tenancy is provable without it. Unregistered: take advice before filing.

Notarisation

Not required — no oath/attestation asked for, and no Rent Authority has rejected one for lacking a notary's seal. Sign in ink, date it the day you post it. What proves this notice is the POSTAL RECORD: registered-post receipt, acknowledgement card, tracking printout, and (if affixed) the photograph and witnesses' certificate. An oath becomes useful later: filing the Schedule XII application, an affidavit of service (despatch date/mode/article number/delivery) is standard, sworn before an Oath Commissioner or Notary on the current affidavit denomination (ask the tehsil counter).

Witnesses

None needed for validity — a unilateral demand; two witnesses is a sale-deed habit adding no weight here. They matter for AFFIXATION only: if tender fails, affixing a copy needs two people who watched, signing the certificate with full names/addresses. The form ties this together — answering WHERE it was affixed triggers the averment, the certificate, and both witness lines together; leave it blank and none appear. Choose witnesses the Rent Authority will credit — a neighbouring shopkeeper or resident's-association member, not your driver or brother.

Talk to a lawyer about this document₹3,539 including GST (₹2,999 + 18% GST), per documentRequest Stamp Paper

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NOTICE OF DEMAND FOR ARREARS OF RENT
AND OTHER CHARGES PAYABLE

In the Form specified in Schedule VII to the Punjab Rent Act, 1995
Given under section 20(2)(a) of the Punjab Rent Act, 1995
(Punjab Act No. 13 of 2012) and served in the manner provided by
section 106 of the Transfer of Property Act, 1882

WITHOUT PREJUDICE TO ALL RIGHTS

Served by registered post with acknowledgement due.

Date: 6 April 2026
Place: Sahibzada Ajit Singh Nagar (Mohali), Punjab

FROM (hereinafter called "the Landlord"):

Harjinder Singh Bedi, son of Late Sardar Gurbachan Singh Bedi,
resident of House No. 214, Phase 3B-2, Sahibzada Ajit Singh Nagar (Mohali), Punjab 160059
Telephone: +91 XXXXX XXXXX
E-mail: hsbedi.mohali@example.in

TO (hereinafter called "the Tenant"):

Vikramjit Sharma, son of Shri Om Prakash Sharma,
of Shop No. 7, Ground Floor, Chandigarh Road, Kharar, District Sahibzada Ajit Singh Nagar, Punjab 140301,
being the tenant in occupation of the premises described in the
Schedule of Premises at the foot of this notice.

TAKE NOTICE as follows.

THE LANDLORD, AND THE CAPACITY IN WHICH THIS NOTICE IS GIVEN.

The Landlord is the sole owner of the premises and the person entitled to receive the rent thereof on the Landlord's own account, and is accordingly the person
competent to demand and receive the rent of the premises and to give
this notice.
This notice is signed and given on behalf of the Landlord by Advocate Ramanpreet Kaur Gill, who is duly authorised in that behalf by General Power of Attorney dated 12 February 2024, registered as document No. 3417 in Book No. IV at the office of the Sub-Registrar, Mohali. The instrument or instruction constituting that authority is held by the Landlord and will be produced before the Rent Authority if required.

THE PREMISES.

The premises to which this notice relates are those described in the
Schedule of Premises at the foot of this notice, situated at
Shop No. 7, Ground Floor, Sethi Complex, Chandigarh Road, Kharar, District Sahibzada Ajit Singh Nagar, Punjab 140301. The premises fall within the local limits of
Municipal Council, Kharar, District Sahibzada Ajit Singh Nagar (Mohali), Punjab, and are
therefore situated in an urban area within the meaning of section
2(o) of the Punjab Rent Act, 1995. The premises are
residential premises.

THE TENANCY, AND THE ACT WHICH GOVERNS IT.

The premises were let by the Landlord to the Tenant with effect from
1 April 2026. That date is on or after 30 November 2013, being the date with effect from which the Punjab Rent Act, 1995 came into force, and the Landlord is not a Non-Resident Indian. The tenancy is accordingly governed by the Punjab Rent Act, 1995 and not by the East Punjab Urban Rent Restriction Act, 1949, which stands repealed in Punjab and which the repeal and savings provision of the Punjab Rent Act, 1995 — section 76(2) of the substituted text, numbered section 75 before substitution — saves only for premises let out before commencement that are not owned by a Non-Resident Indian.
As to the exemption of newly constructed premises in section 3(1)(c)
of the Punjab Rent Act, 1995, the Landlord says that
the premises were constructed and completed before 30 November 2013, so that the exemption in section 3(1)(c) of the Punjab Rent Act, 1995, which reaches only premises constructed on or after that date, does not touch this letting.
The tenancy is evidenced by an agreement in writing dated 2 April 2026, made as required by section 4(1) of the Punjab Rent Act, 1995. The said agreement was registered under section 4(2) of the Punjab Rent Act, 1995 in the office of the Sub-Registrar of the sub-district in which the premises are situated.
The registration particulars of the said agreement are: document No. 1892, Book No. I, Volume 214, Pages 61 to 68, registered on 30 March 2021 in the office of the Sub-Registrar, Kharar.
The Tenant remains in possession of the premises as tenant and has
at no time surrendered possession to the Landlord.

THE RENT AND THE OTHER CHARGES PAYABLE.

The rent payable by the Tenant for the premises is
₹18,000 (Rupees Eighteen Thousand only) per month, payable in advance, on or before the first day of each English calendar month.
In addition to rent, the Tenant is liable under the tenancy to pay the following other charges, namely Municipal property tax for the financial year 2025-26 amounting to Rs. 4,200 payable by the Tenant under clause 6 of the tenancy agreement, and proportionate common area maintenance charges for the period April 2026 to August 2026 at Rs. 640 per month amounting to Rs. 3,200.

THE DEFAULT.

The Tenant has neither paid nor tendered to the Landlord the rent and
the other charges payable for 5 consecutive months,
being the period from 3 April 2026 to 5 April 2026, although
the same are legally recoverable from the Tenant and although each
instalment fell due in advance, on or before the first day of each English calendar month. The default is continuing as at
the date of this notice.
The last payment received by the Landlord from the Tenant on account of rent was a sum of ₹18,000 (Rupees Eighteen Thousand only) received on 4 April 2026, which sum has been appropriated towards the earliest rent then outstanding. Nothing whatsoever has been paid or tendered since that date.
The Landlord has previously called upon the Tenant to pay, as follows: Reminder letter sent by ordinary post on 12 May 2026; WhatsApp messages of 3 June 2026 and 19 July 2026, both delivered and read; and an oral demand made at the premises on 2 August 2026 in the presence of the adjoining shopkeeper. Those earlier communications were reminders only and are not relied upon as, and do not take the place of, the statutory notice now given under section 20(2)(a) of the Punjab Rent Act, 1995.

Questions about this document

Does the Notice of Demand for Arrears of Rent in the Schedule VII Form (Punjab Rent Act, 1995) need stamp paper or stamp duty in Punjab?

Nothing — a demand creates no right, outside the Stamp Act; plain A4, no e-stamp exists for it, and no Sub-Registrar fees apply since it's never presented there.

What WAS stamped is the tenancy behind it: pattanama/lease under one year 4% of rent, five-ten years 3%, reg fee 1% each (the one-five-year band's rate isn't reproduced — looks like a departmental error, confirm at the counter). Whether Article 35 duty applies at all versus the flat Rs 1,000 s.4(2) fee is unresolved.

Chandigarh: no figure applies — Schedule VII doesn't extend there; the 1949 Act governs (position under challenge).

Does the Notice of Demand for Arrears of Rent in the Schedule VII Form (Punjab Rent Act, 1995) need registration in Punjab?

Not registrable — no counter takes it, and it's not an NGDRS document type.

What matters is the tenancy agreement's OWN registration — the commonest weakness in a Punjab arrears case. For a post-30.11.2013 tenancy, s.4(1)-(2) requires the Schedule I Form registered by the Sub-Registrar (NOT the Rent Authority) at flat Rs 1,000. The form asks squarely whether a written agreement exists, then separately whether it's registered — don't write 'never registered' into a registration-particulars field; pick the unregistered branch, which states the tenancy is provable without it. Unregistered: take advice before filing.

What does the Notice of Demand for Arrears of Rent in the Schedule VII Form (Punjab Rent Act, 1995) cost on Kaagazaat?

₹99, GST included.

Launch period: downloads are free for now. The prices shown apply once payments open.

Does the Notice of Demand for Arrears of Rent in the Schedule VII Form (Punjab Rent Act, 1995) need witnesses?

None needed for validity — a unilateral demand; two witnesses is a sale-deed habit adding no weight here.

They matter for AFFIXATION only: if tender fails, affixing a copy needs two people who watched, signing the certificate with full names/addresses. The form ties this together — answering WHERE it was affixed triggers the averment, the certificate, and both witness lines together; leave it blank and none appear.

Choose witnesses the Rent Authority will credit — a neighbouring shopkeeper or resident's-association member, not your driver or brother.

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