Before Renting in Malta...

Renting — not only in Malta but anywhere — comes with a lot of questions and doubts.

Every market is different and has its own rules, so we wanted to gather the most common questions tenants ask before renting in Malta and give you the kind of answers we wish we’d known when renting here for the first time.

1. What documents do I need to rent an apartment in Malta?

Landlords usually like to see a few basics:

  • Passport or ID card
  • Proof of income (work contract or recent payslips)

Sometimes they also ask where you work, just to understand your general situation.

If you’re new to the island, most landlords simply want to make sure you’re employed and able to pay rent on time.

2. How much is the deposit in Malta — and do I ever get it back?

Most landlords ask for one month’s rent as a deposit.

Legally, they should return it once you move out — as long as there’s no damage and all bills are settled.

However, make sure your contract is registered with the Housing Authority — only then your deposit is legally protected.

What happens if you leave before your minimum contract period ends?

The landlord can legally keep part or all of your deposit. That’s because the Housing Authority treats early termination as a breach of contract, unless your agreement says otherwise.

For example:

  • On a 1-year lease, you can leave after 6 months with 1-month notice
  • On a 2-year lease, you can leave after 9 months with 2-month notice
  • On a 3-year lease, you can leave after 12 months with 3-month notice

If you move out earlier than that, the landlord is entitled to compensation — most often they just keep your deposit. Always check the termination clause in your contract before signing as it should clearly define when and how you can end the lease without losing money.

And if you decide to rent through an agency — remember that agencies charge 50% of one month’s rent + 18% VAT as a non-refundable fee. That means, for the first month, you pay roughly 2.5 times your rent upfront when an agent is involved.

3. What happens if my landlord doesn’t register the contract?

If your landlord doesn’t register the contract, you have no legal protection.

That means:

  • You can’t officially prove you’re a legal tenant — so if there’s a conflict, the Housing Authority can’t help you.
  • Your deposit isn’t protected — the landlord could keep it, and you’d have no legal ground to claim it back.
  • You could technically be asked to leave at any time, since there’s no formal agreement recognized by law.
  • You can’t use your lease as proof of address, which is often required for residence registration, utility setup, or work documentation.

Technically, this is illegal. If you find out your place isn’t registered, you can report it (even anonymously) to the Housing Authority.

However, it’s better to avoid such situations — always ask to see the Housing Authority registration number. If the contract is properly registered, you’ll receive an email notification from the Housing Authority confirming that your lease has been vetted and approved.

4. How much are utility bills in Malta, and who pays them?

Utility bills in Malta usually include water and electricity — internet is almost never included, so you’ll need to arrange it yourself.

They’re rarely included in the rent, except in short-term or shared accommodations.

For a typical one-bedroom apartment, expect to pay around €70–€120 per month for water and electricity, depending on your usage and air-conditioning.

Internet usually adds another €30–€50.

5. What’s the notice period if I want to move out early?

Notice periods in Malta depend on your minimum lease duration.

Here’s what the law says:

  • 1-year lease: you can leave after 6 months with 1-month notice
  • 2-year lease: you can leave after 9 months with 2-month notice
  • 3-year lease: you can leave after 12 months with 3-month notice

If you move out earlier than that, it’s considered early termination, and your landlord can legally keep your deposit as compensation.

6. Can the landlord enter the apartment without notice?

No — not without your permission. Even though it’s their property, once you sign the lease, you have exclusive right of use.That means landlords can’t just show up unannounced, check the apartment, or bring future tenants to view it.

They should always give reasonable notice (at least 24 hours) and arrange a time that works for both sides. If it happens repeatedly, you can report it to the Housing Authority as a breach of tenant privacy.

7. How often can the rent be increased — and by how much?

Legally, rent can only be increased once every 12 months, and only if the increase is written into the contract. It must follow the official Property Price Index, usually around 1–3% per year — not an arbitrary number.

If your contract doesn’t mention any increase, your rent stays the same for the entire lease period.