Renting in Kuala Lumpur as an expat

What landlords will ask for

There's no special permission needed for a foreigner to rent a home in Malaysia. Landlords and agents will usually ask for:

• Passport, the photo page and your current Malaysian pass or visa
• A valid pass, such as an Employment Pass, Residence Pass-Talent, dependant pass or DE Rantau pass
• Proof of employment or income: an offer letter, employment contract or recent payslips
• Company details, if your employer is renting on your behalf (a corporate lease)

If you're still waiting for your Employment Pass, tell the landlord upfront. Many will accept an offer letter and the pass application in the meantime.

Deposits for expats

The usual set-up is the same as for locals: 2 months' security deposit, half a month's utility deposit and 1 month's advance rent. Because a foreign tenant can leave the country, some landlords ask for 3 months' security instead. It's negotiable, especially with an employer letter or a longer tenancy. See rental deposits explained.

Always pay by bank transfer from a Malaysian account or an international transfer with a clear reference, and keep every receipt.

The diplomatic clause

This is the single most important clause for expats. A diplomatic clause lets you end the tenancy early, without losing your deposit, if you are:

• transferred out of Malaysia by your employer,
• made redundant or have your employment terminated, or
• unable to renew your pass.

It usually applies only after the first 12 months, needs around 2 months' written notice, and needs proof, such as a letter from your employer. Some landlords also ask you to repay part of the agent's commission. Without this clause, leaving early can cost you the whole deposit and more.

Where expats tend to live

• Mont Kiara: condos with full facilities and international schools nearby. Popular with families.
• Bangsar: leafy, social and on the LRT, with great food.
• KLCC: city-centre high-rise living, within walking distance of offices and parks.
• Petaling Jaya and Damansara: more space for your money and a more local feel.

The best choice usually comes down to where you'll work and, if you have children, which school they'll attend.

Furnished, partly furnished or unfurnished?

• Fully furnished: move in with a suitcase. Common in expat areas, and the rent is higher.
• Partly furnished: usually kitchen cabinets, aircon, water heaters, lights and curtains, but no loose furniture. The most common option.
• Unfurnished: sometimes just the basics, and occasionally without aircon, so always check.

Utilities and bills

Accounts usually stay in the landlord's name, and you pay the bills. Photograph the meter readings on move-in day.

Renting before you arrive

1. Start 4–6 weeks before your move. Send your budget, office location and must-haves.
2. View by live video call. A proper walkthrough, not just pre-recorded clips, so you can ask questions and see the corridors, views and car park.
3. Book a short stay for your first week or two if you'd rather see your top choices in person.
4. Don't pay large sums before verifying the landlord and agent. Check the negotiator's REN number on the LPEPH register.

Common mistakes to avoid

• Signing a 2-year tenancy without a diplomatic clause
• Paying a deposit to someone you haven't verified, for a unit you haven't seen live
• Choosing a home before checking your real commute at rush hour
• Skipping the inventory and move-in photos
• Assuming “unfurnished” includes aircon and a water heater