Rent Agreements in Delhi NCR: Stamp Duty, Registration and Verification

Renting a flat in Delhi NCR usually ends with someone handing you a rent agreement printed on stamp paper and asking you to sign on every page. Most tenants and many landlords sign without reading it closely. That is a mistake, because the agreement is what you will rely on when the deposit is not returned, the rent is raised mid-year, or the landlord wants the flat back early.

The tricky part about NCR is that it covers three different jurisdictions. Delhi is a Union Territory with its own stamp rules. Noida, Greater Noida and Ghaziabad fall under Uttar Pradesh. Gurugram and Faridabad are in Haryana. The basic ideas are the same everywhere, but stamp duty, registration practice and police verification differ.

This is general information, not legal or tax advice. Stamp duty rates and rental rules are revised by notification. Confirm the current rate with the e-stamping portal, the Sub-Registrar's office or a lawyer before you sign.

Why almost every agreement is for 11 months

The 11-month agreement is a direct result of the Registration Act, 1908. Section 17 of that Act makes registration compulsory for leases of immovable property from year to year, for any term exceeding one year, or reserving a yearly rent. An 11-month agreement stays under that line, so landlords and tenants generally do not have to register it at the Sub-Registrar's office.

That is why the market uses 11 months and then renews. But be clear about the trade-off:

• An unregistered agreement is cheaper and quicker, but if a dispute arises, an unregistered document that should have been registered has limited value in court.
• An agreement longer than a year must be registered. Both parties (or their authorised representatives) usually need to appear before the Sub-Registrar, and registration fees apply on top of stamp duty.
• A registered agreement gives stronger evidence of the terms, which can help both the tenant and the landlord.

If you plan to stay for two or three years, a registered agreement with a fixed rent escalation can save you the yearly renegotiation.

Stamp duty and e-stamp paper

Every rent agreement must carry the correct stamp duty, whether or not it is registered. If it is under-stamped, it may not be admissible as evidence until the deficit and a penalty are paid.

How it is calculated. In most states, stamp duty on a lease is linked to the rent (usually the average annual rent) and the length of the lease, and sometimes to any premium or non-refundable amount. Online calculators and blogs quote different figures for Delhi and Haryana, and we could not verify the current official rates, so we are not quoting them here. Check the rate on the official e-stamping portal or with the Sub-Registrar for your exact rent and term.

Uttar Pradesh (Noida, Greater Noida, Ghaziabad). In November 2025 the UP government notified a remission that capped stamp duty on lease deeds of up to 10 years (toll and mining leases were excluded), based on average annual rent and term. For example, for an average annual rent of up to ₹2 lakh, the cap was ₹500 for a lease of up to one year, ₹1,500 for one to five years and ₹2,000 for five to ten years. Higher caps applied to rent bands of up to ₹6 lakh and ₹10 lakh a year. Reports described the notification as a temporary remission for six months, so check whether it has been extended before relying on these numbers.

E-stamp paper. In Delhi and in most NCR districts, stamp duty is now paid through e-stamping rather than old physical stamp paper. You buy an e-stamp certificate for the right amount from the authorised e-stamping system or an authorised collection centre. In Delhi this runs through the Stock Holding Corporation of India (SHCIL); for Haryana and UP, use the e-stamp channel listed on that state's official stamps and registration portal, and the agreement is printed on or attached to it. Always verify the certificate number on the official portal; fake stamp paper still turns up.

Who pays? By custom the tenant often pays stamp duty and registration, but the law does not fix this. Write it into the agreement.

Tenant police verification

Police in Delhi, Gurugram, Noida and Ghaziabad regularly ask landlords to get their tenants verified, and orders making it mandatory have been issued from time to time by the police or district administration. Failing to comply with such an order can be an offence. Even where no order is in force, verification is sensible.

• Delhi: tenant registration and verification can be done online through Delhi Police citizen services, or at the local police station.
• Gurugram and Faridabad: Haryana Police offers tenant verification through its online citizen services portal, or at the police station.
• Noida, Greater Noida and Ghaziabad: UP Police citizen services (the UPCOP portal and app) offer tenant verification, or you can apply at the police station.

Usually the landlord submits the form with the tenant's photo, ID proof, permanent address and the rental address. Keep a copy of the acknowledgement. Many RWAs and society managements also ask for a copy before allowing move-in. Our guides on renting in Gurugram and renting in Noida cover society rules in more detail.

State rent laws in brief

• Delhi: the old Delhi Rent Control Act, 1958 covers only premises below a low monthly rent threshold set decades ago, so most modern tenancies are governed mainly by the agreement itself and general contract and property law.
• Uttar Pradesh: the UP Regulation of Urban Premises Tenancy Act, 2021 set up Rent Authorities and rules such as a cap on residential security deposits. In August 2026, Bar & Bench reported that the Allahabad High Court had struck down key provisions of the Act. Check with a lawyer which parts still apply before relying on them.
• Haryana: older rent control law exists, but day-to-day disputes in Gurugram and Faridabad also usually turn on the written agreement.

The common thread: the agreement is your main protection, so make it specific.

What to include in a rent agreement

Use this as a checklist when you read the draft.

Parties and property

• Full names, addresses and ID details of the landlord(s) and tenant(s). If the flat is jointly owned, all owners should sign, or one should hold written authority.
• Exact address, flat number, floor, carpet or built-up area, and parking slot number.
• A list of fittings and furnishings (ACs, geysers, wardrobes, modular kitchen, fans, lights) with their condition. Add dated photographs as an annexure.

Money

• Monthly rent, due date, mode of payment and any late fee.
• Security deposit amount, what it may be used for, and how many days after vacating it must be refunded.
• Rent escalation on renewal, stated as a percentage.
• Who pays society maintenance, electricity, water, gas, internet and power backup. In NCR societies this is a frequent source of dispute; see our note on society maintenance and RWAs.
• Who pays stamp duty, registration and the broker's fee.

Term and exit

• Start date, end date and renewal terms.
• Lock-in period, if any, and the notice period for either side (one month is common, but it is negotiable).
• What happens if the tenant leaves during lock-in.

Use and upkeep

• Residential use only, and who can live there (family, number of occupants).
• Who handles minor repairs (usually the tenant) and major repairs (usually the landlord), with a rupee limit if you like.
• Whether pets are allowed, and whether subletting is barred.
• Landlord's right to inspect, with reasonable notice.

Handover

• Condition in which the flat must be returned, with normal wear and tear excluded.
• A move-out inspection jointly with the landlord, and a written note of any deductions.

Practical tips

• Read every clause before signing, especially lock-in and deposit refund terms.
• Pay rent and deposit by bank transfer or UPI, never cash, and keep the receipts. Tenants claiming HRA exemption may need rent receipts and, above a certain annual rent, the landlord's PAN.
• Keep original or certified copies of the stamped agreement with both parties.
• Check ownership: ask to see the landlord's sale deed or property tax receipt and match the name. Renting from someone who is not the owner, or a tenant who is subletting without permission, can leave you exposed.
• Record meter readings and take photos on the day you move in.

A clear, properly stamped agreement protects both sides and avoids most rental fights in NCR. Looking for a flat to rent, or a tenant for yours? Browse listings or post your property free on 6X Properties under property in Delhi, property in Noida or property in Gurugram.

Sources

• Section 17, The Registration Act, 1908: documents of which registration is compulsory (Indian Kanoon)
• Uttar Pradesh Govt notified the provisional remission of stamp duty on lease deeds (TeamLease RegTech, 30 November 2025)
• Huge relief for tenants and landlords as this state cuts stamp duty, registration fees for 10-year tenancy agreements (DNA India, 16 November 2025)
• Allahabad High Court strikes down key provisions of UP tenancy law (Bar & Bench, 24 August 2026)
• The Uttar Pradesh Regulation of Urban Premises Tenancy Act, 2021 (India Code)
• SHCIL e-stamping portal (Stock Holding Corporation of India)