Renting in Malta: What You Need to Know

Exploring the rental market in Malta

Investigating the rental market of Malta

The rental market in Malta is actively changing and has undergone significant changes in recent years, mainly because of the increasing number of expats and the flourishing tourism sector. There is a diverse range of properties that cater to different budgets and preferences, including traditional Maltese houses and modern apartments with ocean views. However, due to the high demand and limited space in Malta, rental rates have increased over the years, especially in popular areas like Sliema, St. Julian’s, and Valletta.

Rentals are most in demand during the summer when tourists visit, causing a potential shortage of long-term rental options. However, during the winter, there is less competition, and landlords may be open to negotiating lower prices, making it a good time for renters to secure a lease.  This is due to the ArBNB boom that has hit the Islands over the last two years.  In Malta, rental agreements can only be a minimum of one year, otherwise rentals for less fall under the short rental law.

In the past, renting in Malta typically involved in-person interactions with agents and landlords. However, online platforms have become more significant in terms of property listings and virtual tours, giving potential renters a wider selection of choices before physically visiting the islands. It’s worth noting that while English is commonly used for contracts and negotiations, having some knowledge of basic Maltese vocabulary related to housing may be advantageous when engaging with local landlords or agents.

The government of Malta has introduced new regulations to safeguard the rights of both tenants and landlords. As per the changes, all rental agreements are required to be officially registered with the Housing Authority, promoting transparency and safety in rental dealings. The intention of this legislation is to establish a fair and harmonious environment, offering reassurance to renters and enabling landlords to rent out their properties with confidence.

Legal guidelines for leasing in Malta

In Malta, there are specific laws that govern the rental process to guarantee a just and open agreement between the property owner and the tenant. Both parties must follow the Residential Leases Act, which was implemented in 2020 to better regulate the private rental market, in order for the rental of a property to be deemed legal. Familiarizing oneself with these guidelines is crucial for those seeking to rent in Malta.

It is a fundamental legal obligation for tenants to execute a written rental agreement. This agreement should comprehensively outline the lease conditions, such as the duration, rent price, and any additional requirements like maintenance obligations or restrictions. To prevent any misunderstandings or problems in the future, it is crucial for renters to carefully review and comprehend the terms of the agreement before signing.

As per the rental agreement, it is customary to request a security deposit, which acts as a safeguard for the lessor in case of any potential damages or unpaid rent. According to regulations, this deposit cannot exceed the amount of one month’s rent and should be refunded to the leaseholder upon lease completion, as long as there are no damages or unpaid dues.

• One important legal requirement is for landlords to officially record all rental agreements with the Housing Authority. This step is necessary to protect the rights of both the renter and the landlord, and guarantees that the lease contract is approved by the appropriate authorities.
• The contract requires tenants to present identification, such as a passport or ID card, in order to be valid. Non-Maltese residents must also provide proof of legal residency, such as a residency card or visa.
• The agreement must state the rental fees and cannot be altered during the lease period unless there is a clause allowing for changes, which is common in longer lease contracts.
• Typically, landlords handle having utility bills, like those for electricity, water, and internet, under their name, but tenants are accountable for paying them either to the landlord or to the utility company as outlined in the lease agreement.

Limits are placed on rent hikes, and landlords can only raise rent in specific scenarios and up to certain percentages based on the type of lease. Those renting have the entitlement to be given advance notice before being evicted, and evictions must adhere to a legal procedure and meet qualifications set forth in the Residential Leases Act.

Understanding the tax consequences of renting a property in Malta is crucial. Landlords must report rental earnings and pay taxes on them, while tenants, particularly those working in Malta, should confirm if their rent is eligible for any tax refunds or deductions. Having a clear comprehension of these legal considerations can lead to a more seamless rental process and prevent any potential legal issues.

Tenants will be pleased to understand that there are di ‘fermo periods, during which they are required to stay a minimum period depending on the terms of the agreement. If the tenant agrees to a one-year tenancy, they have to stay a minimum of six months in the property; if for two years, nine months, and if for three years, one year.

Some guidance for locating the perfect property.

Finding the perfect property in Malta requires knowledge of effective search techniques. Begin by determining your preferred location based on your lifestyle preferences, such as convenience to work, desire for a peaceful setting, or access to social activities. Next, carefully select the type of property that best fits your needs, whether it’s a compact studio, a roomy flat for your family, or something in the middle. Finally, set a budget for your property search.

To start your search, browse through various property websites that have a wide selection of properties sorted by location, price, and type. These websites are frequently updated and offer images, descriptions, and virtual tours to help you narrow down your options without leaving your home. You can also find helpful advice and potential rental options by joining social media groups and online community forums.

However, even though digital tools are highly beneficial, do not disregard the importance of a reputable property broker. A competent agent possesses extensive knowledge of the market, can offer insights not apparent in listings, and may have access to unadvertised properties. Personal relationships and recommendations can also be valuable, so networking within expat and local communities may lead to exclusive rental opportunities that circumvent the competitive market.

• Prior to touring properties, create a list of must-haves and desirable features. This will aid in evaluating each property efficiently and serve as a reminder of your priorities during showings.
• When looking at houses/ apartments, make sure to observe the state of the property and inquire about its amenities such as AC, heating, and appliances. Ask about the agreement for upkeep and fixing any issues.
• Think about the location of the property in relation to public transportation, retail stores, educational institutions, and other important amenities. If you choose to reside in Malta, it’s worth considering the availability of beaches or cultural destinations as well.
• Be sure to clearly communicate your pet policy preferences and any potential fees or deposits with landlords when searching for a pet-friendly rental. Some may have restrictions or require an extra deposit.
• It is important to be ready to take action promptly if you come across a property you are interested in. The rental market in Malta moves quickly, so having your paperwork and finances organized can give you an advantage.

It is important to keep in mind that negotiating is a necessary aspect of the property renting procedure in Malta. If it is possible, try to negotiate the rent, length of the lease, or terms of the agreement, such as utilities or furniture being included. Be sure to have any negotiated terms clearly written in the rental agreement to avoid any confusion in the future.

Finally, it is essential to keep in mind that patience is crucial. It may require some time to find the perfect property, but the search is worthwhile to guarantee that your new home satisfies your requirements and that you are content with the rental agreement. With careful planning and a solid comprehension of the market, you will be on your way to discovering the perfect rental property in Malta.

Costs and fees associated with renting

It is important to have an understanding of the expenses involved in renting a property in Malta in order to plan your budget and avoid any surprise costs. Renting a property in Malta typically involves several typical fees, as well as possible extra charges depending on the terms of the lease and any services utilized.

The primary cost is, of course, the monthly rent. This is typically paid in advance and the amount will depend on the location, size, and type of property you’re renting. Some landlords will also request a month’s rent upfront as a deposit, which is held until the end of your tenancy and refunded provided the property is left in good condition.

• Agency Fees: If you use a property market agent to find your property, you will likely be charged an agency fee. This is usually equivalent to half a month’s rent plus VAT and is payable upon signing of the rental agreement.
• In addition to the initial month’s rent, a security deposit is typically required. This amount is equal to one month’s rent.
• Paying in Advance for Rent: There are some instances where landlords may ask for the initial month’s rent and security deposit before your move-in date.  As long as you agree in writing this is fine, however the landlord can not ask you to pay anything else upfront and no more than a month rent.
• Expenses for Utilities: Typically, utilities are not covered by rent. It will be necessary to take into account the expenses for water, electricity, and gas, as they can fluctuate depending on your consumption and the size of the property.  Make sure you are registered on the metres, this will assist you in being in control of what you spend and you will have direct contact with the authorities.
• Internet and TV services: Internet and television subscriptions are also generally not included and will be an additional monthly charge.
• Monthly or yearly maintenance fees may apply to apartments in complexes, covering the maintenance of shared spaces like gardens, pools, and the exterior of the building.

Throughout your lease term, you may face extra expenses beyond the typical rental and utility fees. For instance, in the event that any item within the flat is harmed and it is determined to be the tenant’s fault, you may be held accountable for the costs of fixing or replacing it. Understanding both your and the landlord’s obligations in regard to repairs is essential for preventing conflicts.  An inventory is of utmost importance to be written up and included with the contract and registered.

It is advisable to inquire specific questions regarding the inclusions in the rental cost and the duties of both parties. Be sure to have all agreements documented in the lease agreement. This will provide a transparent structure for the financial aspect of your tenancy and allow you to budget accordingly.