How to Get a Rental Agreement Online in India (2026): Steps, Stamp Duty and Registration

Renting a flat or letting one out no longer has to mean hunting for a notary and standing in queues. In most of India you can now draft a rent agreement online, pay stamp duty through an e-stamp, sign it digitally and, in some states, register it from home.

Quick answer: to make an online rental agreement in India, (1) draft the agreement with both parties' details, rent, deposit, term and clauses, (2) pay the state's stamp duty through an official e-stamp or online payment system, (3) sign it, usually by Aadhaar-based e-sign, and (4) register it if your state or the term requires it. Agreements of more than one year must be registered under the Registration Act. In Maharashtra, every leave and licence agreement must be registered whatever its length, and you can do it fully online on the IGR Maharashtra portal.

Why a rent agreement matters

A written, properly stamped rent agreement protects both sides. It records the rent, deposit, notice period and who pays for what, and it is often asked for as address proof, for police verification of tenants, and when claiming HRA. If there is a dispute over the deposit or eviction, the agreement is your evidence.

Also read: Sustainable Development Practices for a Better and More Efficient Future

Is an online rent agreement legal in India?

Yes, if it is properly stamped and, where needed, registered. Electronic signatures, including Aadhaar e-sign, are legally recognised under the Information Technology Act, 2000. What makes an agreement valid is not whether it was made online but whether:

• the correct stamp duty for your state has been paid (through e-stamp paper, franking or the state's online system), and

• it has been registered when the law requires it.

Why most agreements are for 11 months: under the Registration Act, 1908, a lease for more than one year must be registered. An 11-month agreement avoids compulsory registration in most states, which is why it became the default. Maharashtra is the big exception (see below).

No new national "rent law": viral posts about "New Rent Rules 2025" or a "Rent Agreement Act" are misleading. Rent and tenancy are state subjects. The Centre's Model Tenancy Act, 2021, is only a model that states may adopt; only a few states, such as Uttar Pradesh, Tamil Nadu, Assam and Andhra Pradesh, have adopted it. Your state's rent law and stamp act still apply.

How to make a rent agreement online: step by step

Step 1: Choose how you will do it

You have two routes:

• Your state's official portal, where one exists. Maharashtra's igrmaharashtra.gov.in lets landlords and tenants create, sign and register leave and licence agreements online.

• A verified online rental agreement service that drafts the agreement, arranges e-stamp paper in your state, collects Aadhaar e-signatures and delivers a PDF (and a printed copy if you want one). Check that it shows the stamp duty separately and gives you a genuine e-stamp certificate number you can verify.

Step 2: Fill in the agreement details

• Full names, addresses and ID details of the landlord (licensor) and tenant (licensee)

• Full property address

• Monthly rent, due date and how it will be paid

• Security deposit and the conditions for its refund

• Start date, term (for example 11 months), lock-in period and notice period

• Who pays maintenance, electricity and water, and any annual rent increase

• Clauses on repairs, pets, guests, subletting and painting at exit

Double-check every name and number. A typo in a name or address can cause trouble when you use the agreement as address proof.

Step 3: Pay the stamp duty

Stamp duty differs by state and depends on the rent, deposit and term. Common methods:

• E-stamp paper, available in many states including Delhi, Karnataka, Uttar Pradesh and Gujarat, through the Stock Holding Corporation of India (SHCIL) and authorised agents.

• State online payment systems, such as GRAS in Maharashtra.

Always check the current rate on your state's registration or stamp department website. Paying less than the required duty can make the agreement inadmissible as evidence until the shortfall and a penalty are paid.

Step 4: Sign the agreement

For an unregistered 11-month agreement, both parties usually sign with Aadhaar OTP-based e-sign, so no one needs to meet. Witness details can be added where your state's practice requires them.

Step 5: Register it, if required

• Term over one year: registration is compulsory under the Registration Act. In most states this means an appointment at the Sub-Registrar's Office, though several states now let you start the process online.

• Maharashtra: registration is compulsory for all leave and licence agreements, and can be completed online.

Maharashtra: online leave and licence registration (2026)

Maharashtra has the most complete online system. Registration is done on the IGR Maharashtra website, using Aadhaar-based identity checks, a webcam and a biometric (thumb) device.

1. On igrmaharashtra.gov.in, go to the online services section and open the e-Registration of leave and licence option.

2. Create a new entry for your district and set a password.

3. Enter the property details, then the licensor's and licensee's details, including Aadhaar numbers.

4. Enter the rent, deposit and term, and calculate the stamp duty and registration fee.

5. Pay through GRAS, the state's online payment system.

6. Each party completes Aadhaar authentication with a photo and thumb impression, then the document is executed and submitted online to the Sub-Registrar.

7. Download the registered agreement once it is approved.

Costs in Maharashtra:

For example, at ₹25,000 a month for 24 months with a ₹5 lakh refundable deposit, the base is ₹6 lakh rent plus ₹1 lakh notional interest, so stamp duty is ₹1,750.

Since 2025, the state has rolled out an upgraded version of its online leave and licence system, starting with Mumbai City and Mumbai Suburban, and lets you register at any sub-registrar office within your district. Because details keep changing, check the IGR Maharashtra site for the current process before you begin. If you need help with the biometric hardware, many agents offer doorstep service for a fee.

Penalty for not registering: under the Maharashtra Rent Control Act, the landlord is responsible for registration. If it is not registered, the tenant's version of the terms can be accepted in a dispute, and the landlord can face a fine and even imprisonment.

Documents you will need

• Aadhaar card of the landlord and tenant (for e-sign and, where used, biometric checks)

• PAN card (the landlord's PAN is also needed if the tenant claims HRA on rent above ₹1 lakh a year)

• Property proof for the landlord, such as the index II, sale deed or latest property tax bill

• Witness details where required

• Passport-size photos, if your state's process asks for them

How much does an online rent agreement cost?

The total depends on your state's stamp duty, whether registration is needed and any service fee. A typical breakdown:

Also read: Mobile Tower Rules in Residential Areas 2026: DoT Guidelines, EMF Limits, Rent, Risks

How long does it take?

An unregistered 11-month e-signed agreement can be ready the same day once both parties sign. Online registration in Maharashtra is often completed within a few days, depending on how quickly both parties finish authentication and the Sub-Registrar approves it.

Online vs offline rent agreement

Whichever route you choose, the safest option for tenants and landlords is a properly stamped online rental agreement that is registered wherever your state requires it. If you are still deciding on a budget, read our guide on how to calculate your rental affordability and our explainer on security deposits in Mumbai.

FAQs

How do I make a rent agreement online in India?

Draft the agreement online, pay the state's stamp duty through e-stamp or the state portal, have both parties e-sign with Aadhaar, and register it if your state or the term requires it. In Maharashtra, use the IGR portal.

Is an online rental agreement valid in India?

Yes. An e-signed agreement is legally valid if the correct stamp duty is paid and it is registered where the law requires, such as for terms over one year, or for all leave and licence agreements in Maharashtra.

Is ₹100 stamp paper enough for a rent agreement?

It depends on your state. Some states charge a small fixed duty for short agreements, while others, including Maharashtra, calculate duty on the rent and deposit. Check your state's stamp department before you buy.

Do 11-month rent agreements need registration?

In most states, no, because the Registration Act requires registration only for leases of more than one year. In Maharashtra, every leave and licence agreement must be registered, whatever its term.

Filed under Real Estate