Residential Rent Agreement, 11 Months (Kiraya Nama)

It depends on the building. Where the Punjab Rent Act, 1995 reaches the premises, an eleven-month term changes nothing — the Act requires its own Schedule I form and registration regardless of the term. Where the Act does not reach the premises (commonly a building completed on or after 30 November 2013 and still within fifteen years of that completion), an eleven-month, monthly-rent letting is not compulsorily registrable, and this document is the one drafted for that situation.

Both, separately, and the deposit-linked charge is on the refundable security deposit only — never on advance rent, verified at the Sub-Registrar, SAS Nagar (Mohali), September 2026. Chandigarh charges 2% on the annual average rent and a further 3% on the security deposit, so a large refundable deposit adds real money at the counter even though the tenant gets it back in full at the end of the tenancy. Budget for the deposit line, not just the rent line.

Not for the tenancy to be valid. But an Aadhaar address update, a passport application or a new gas or electricity connection is often accepted more readily with a registered agreement than an unregistered one, so a tenant who needs the address proved to a government office may want to register even where the law does not require it.

No statute in Punjab or Chandigarh puts it on one side rather than the other. This document splits the cost equally between landlord and tenant; change that clause if you have agreed a different split, and write down what you agreed rather than leaving it to be argued about at the stamp vendor's counter.

This agreement does not renew itself. A tenant staying on needs a fresh written agreement for the next term; continuing on the strength of the old one, or letting it roll over by conduct, is exactly the kind of loose arrangement a written agreement was meant to avoid in the first place.

Stamp duty is charged under Article 35 of Schedule I-A to the Indian Stamp Act, 1899, and the Schedule that applies in Punjab and the Schedule that applies in the Union Territory of Chandigarh produce different figures on the same tenancy. Work out yours before you buy the paper.

Punjab. An eleven-month tenancy is a lease of less than one year, which is the first row of the published table of the Department of Revenue, Rehabilitation and Disaster Management, Government of Punjab — 'Document wise detail of Stamp Duty, Registration Fee and Facilitation charges' at revenue.punjab.gov.in. Pattanama or lease of less than one year: stamp duty 4% of the annual rent amount; registration fee 1% of the annual rent if you choose to register; facilitation charge ₹500; and a pasting fee of ₹200, which that table charges on all documents. On a rent of ₹20,000 a month the annual rent is ₹2,40,000 and the duty is ₹9,600. The security deposit is not added to the base in Punjab.

Chandigarh. The Revenue Department, Chandigarh Administration publishes 'Stamp Duty & Registration Fees' at revenue.chd.gov.in/SRORegistrationFee.pdf, and that table has no sub-one-year slab at all — an eleven-month tenancy falls in the row for a lease deed for a period up to five years. That row charges 2% on the annual average rent AND, separately, 3% on the refundable security deposit — never on advance rent, verified at the Sub-Registrar, SAS Nagar (Mohali), September 2026 — with a registration fee of 1% of the annual average rent subject to a maximum of ₹10,000 if you register, and a pasting fee of ₹20. On a rent of ₹20,000 a month with a deposit of ₹60,000: 2% of ₹2,40,000 is ₹4,800, plus 3% of ₹60,000 is ₹1,800, so ₹6,600 in all. The deposit line is the figure people miss. A refundable deposit that the Landlord must hand back in full is still dutiable in Chandigarh, so a large deposit costs real money at the stamp counter — agree the deposit and the duty in the same conversation.

Buy the stamp before you sign. The instrument must be executed on stamp paper or an e-stamp certificate of the correct value, dated on or before the date of signature. E-stamping runs through Stock Holding Corporation of India Ltd (SHCIL), the Central Government's appointed e-stamping agency; Punjab has launched e-stamping and digital execution of documents as part of its e-services, and Chandigarh accepts e-registration payment online at revenue.chd.gov.in. The old habit of printing a rent agreement on a ₹100 stamp paper is convention, not law, and against the figures above it under-stamps very nearly every tenancy in either jurisdiction.

Who pays. Neither the Punjab Rent Act, 1995 nor the East Punjab Urban Rent Restriction Act, 1949 puts the duty on one side rather than the other, and there is no custom strong enough to call a rule. Clause 13.2 of this draft splits it equally; change the clause if you have agreed otherwise, but write down what you agreed.

If you under-stamp. Sections 33 and 35 of the Indian Stamp Act, 1899: an instrument that is not duly stamped is liable to be impounded and cannot be received in evidence until the deficit duty and a penalty have been paid, and the penalty can run to ten times the deficiency. That bites at the worst possible moment — in a rent-recovery or eviction case, when the agreement is the only thing standing between you and the other side's version of events.

Two cautions about the figures above, and both come from the source documents themselves. First, neither departmental table carries a date or a notification number; both were read on the departments' own websites and checked on 6 September 2026, so re-open the two PDFs named above before you pay. Second, the Punjab table charges a materially higher rate on a lease of one to five years than on a lease of under one year — higher, oddly, than the rate it charges on a lease of five to ten years, which looks like an error in the department's own document and is not reproduced here until someone has confirmed it at a counter. It does not touch an eleven-month term directly, but it will if a Sub-Registrar treats a chain of renewals as one longer lease. Ask before you pay anything other than the sub-one-year rate — at the counter of the Sub-Registrar or Joint Sub-Registrar of the tehsil in which the premises fall, or at the Sub-Registrar, UT Chandigarh, 30 Bays Building, Sector 17.

Registration of this Agreement is optional, and that is the entire reason it is eleven months long. Section 17(1)(d) of the Registration Act, 1908 makes a lease of immovable property from year to year, for any term exceeding one year, or reserving a yearly rent compulsorily registrable. Section 107 of the Transfer of Property Act, 1882 says the same thing from the other side: such a lease can be made only by a registered instrument. Section 49 of the Registration Act says what happens if you get it wrong — an unregistered instrument that ought to have been registered cannot be received as evidence of the transaction, so you cannot use it to prove the term, the rent or the tenant's right to stay. A term of eleven months with rent reserved monthly falls outside all three limbs. Read the third limb carefully: an eleven-month agreement that fixes the rent as an annual figure is still compulsorily registrable, which is why Clause 3 of this draft states a monthly amount and Clause 4.3 requires a fresh written agreement rather than any rolling or self-extending term.

The Punjab exception this template is drafted around. Where the Punjab Rent Act, 1995 does apply, eleven months buys you nothing: section 4(1) requires a written agreement notwithstanding section 107 of the Transfer of Property Act, and section 4(2), as substituted by the Punjab Rent (Amendment) Act, 2013, requires that agreement to be in the Schedule I form and to be registered under the Registration Act, 1908 on payment of a registration fee of ₹1,000, notwithstanding anything in that Act. This template is for the premises section 3(1)(a) to (c) puts outside the 1995 Act — most commonly a building constructed on or after the commencement of that Act on 30 November 2013 and still within fifteen years of completion of its construction. For those premises the ordinary Registration Act position governs and an eleven-month monthly-rent tenancy need not be registered. If the 1995 Act reaches your premises, use the Schedule I agreement instead of this one, and note that an appeal to the Appellate Authority under section 50 expressly does not lie in matters concerning registration under section 4(2).

Chandigarh. The East Punjab Urban Rent Restriction Act, 1949 prescribes no form of tenancy agreement and imposes no registration duty of its own, so the Registration Act position above governs and an eleven-month monthly-rent tenancy need not be registered. On the wider law, a dated statement rather than a settled one: the Ministry of Home Affairs extended a tenancy statute of another State to the Union Territory by notification dated 6 May 2026 under section 87 of the Punjab Reorganisation Act, 1966; on 29 May 2026 a Division Bench of the Punjab and Haryana High Court kept that notification in abeyance and directed that the 1949 Act continues to operate, holding prima facie that section 87 confers no power to repeal an existing law. This paragraph states the position as at 6 September 2026, and nothing on that court file after 30 May 2026 has been read. Re-check it before you rely on the eviction route in Clause 21.

If you do choose to register. In Punjab, before the Sub-Registrar or Joint Sub-Registrar of the tehsil in which the premises fall; NGDRS online registration is implemented in every Sub-Registrar office across the 22 districts, through revenue.punjab.gov.in. In Chandigarh, before the Sub-Registrar, UT Chandigarh, under the Deputy Commissioner, at the 30 Bays Building, Sector 17, with the appointment and the e-registration payment taken online at revenue.chd.gov.in. Present the document within four months of execution (section 23, Registration Act, 1908); a further delay of up to four months may be condoned by the Registrar on payment of a fine of up to ten times the registration fee (section 25). The fee is 1% of the annual rent in Punjab, plus the ₹500 facilitation charge and the ₹200 pasting fee, and 1% of the annual average rent in Chandigarh subject to a maximum of ₹10,000, plus the ₹20 pasting fee. That ₹10,000 cap appears in an undated departmental table read on 6 September 2026 and may have been revised; confirm it at the counter when you take your appointment.

There is no separate tenancy authority to notify here. Punjab's registration route under section 4(2) is for Schedule I agreements on premises the 1995 Act covers, and Chandigarh's 1949 Act has no reporting mechanism for a tenancy at all. What both jurisdictions do require is police verification of the tenant, which is a different obligation dealt with in Clause 13.4.

Register anyway if the tenant needs the address. For an Aadhaar address update, passport verification, a new gas connection, a driving licence or a voter ID, a registered rent agreement is accepted where an unregistered one is often turned away. If the Tenant will need the agreement as address proof in Mohali or Chandigarh, spend the 1% and register it even though the law does not force you to.

₹399, GST included.

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Two witnesses, and for an unregistered agreement they matter more than the notary does. No statute requires witnesses to an eleven-month tenancy that is not being registered, but two is invariable practice and there is a real reason for it. If the tenancy is ever disputed, execution of the document has to be proved, and an attesting witness who can be called and examined is the cleanest way to do that under the Bharatiya Sakshya Adhiniyam, 2023.

Each witness should sign, print their full name in block letters, give a full address at which they can actually be found, and note an ID reference. A witness must be an adult of sound mind and must not be a party to the agreement or a person with a financial interest in it. A brother-in-law of the Landlord is the Indian norm; a neutral third party who will still be reachable in two years is better.

If you are registering the Agreement, the requirements are stricter and they are set by the Registration Act, 1908. Both the Landlord and the Tenant, or a validly authorised power-of-attorney holder, must appear in person before the Sub-Registrar in whose jurisdiction the premises fall — the Sub-Registrar or Joint Sub-Registrar of the tehsil in Punjab, or the Sub-Registrar, UT Chandigarh at the 30 Bays Building, Sector 17 — together with two identifying witnesses who bring their own original photo ID and address proof. Passport-size photographs and thumb impressions of the parties are taken at the office. In Punjab the appointment and the data entry run through NGDRS at revenue.punjab.gov.in; in Chandigarh the appointment and the e-registration payment run through revenue.chd.gov.in. Take the original stamped instrument and one photocopy set.

Sign every page. Both parties should initial each page of the Agreement and each page of Schedule A, and both should initial any figure written in by hand, so that no page and no amount can be substituted afterwards.