Renting, buying and utilities. This is the one topic where some sources are unofficial; they are labelled as such. Status labels are explained on the Starting in Malta home page.
9.1 How do I find a place to rent?
- Owner listings are posted in Facebook groups, which carry no agency fee but draw many replies quickly.
- Agented listings are on property portals and agency sites.
- 'To Let' signs and word of mouth show older stock.
- Renting a shared room first is suggested as a way to learn the island.
Unofficial source: MaltaExpat: Renting in Malta guide (written by an individual resident, updated 7 Sept 2026) (Unofficial (guide))
Status: 🔵 Unofficial source · For: All
9.2 What does the law say about my rights as a tenant, and what must be in the contract?
Leases must be in writing and include:
- the property
- use
- period
- rent
- deposit
- a signed inventory, even if unfurnished
A contract missing an essential element is null and void. Unregistered contracts are null and void.
A long lease cannot be shorter than one year. A short lease is one negotiated for six months.
Landlords must keep an adequate supply of water and electricity. The Housing Authority publishes a specimen contract and an FAQ on the 2024 amendments.
Official source: Legislation Malta: Private Residential Leases Act (Cap. 604); Housing Authority FAQ (Legislation Malta / Housing Authority)
Status: ✅ Verified · checked 2026-10-21 · For: Tenants, landlords
9.3 Who must register my lease, by when, and what happens if it is not registered?
The owner registers the lease online with the Housing Authority (portal.rentregistration.mt).
Servizz.gov.mt says within 10 days of the lease starting. The consolidated Cap. 604 text read says within 30 days, with an administrative fee and a surcharge for late registration, and that the tenant may register at the landlord's expense if the landlord does not.
Official source: Servizz.gov.mt: Registration of a Private Residential Lease Contract; Cap. 604 Art. 4 (Housing Authority / Legislation Malta)
Status: 🟡 Needs checking · For: Tenants, landlords
9.4 How much can a landlord ask for as deposit or in advance?
The Housing Authority FAQ says a deposit is up to the lessor to decide, but it must be declared in the contract and in the registration (state 0 if none). The Act as read sets no cap on the security deposit.
Separately, Art. 13(2) says the lessor may not require advance payment of more than one month's rent unless the parties agree otherwise, without prejudice to a security amount for the lessee's obligations. The contract must state the amount deposited (Art. 6(1)(f)), and a contract missing an essential requisite is null and void.
Official source: Housing Authority: FAQ on amendments to the Private Residential Leases Act; Cap. 604 Arts. 6, 13 (Housing Authority / Legislation Malta)
Status: ✅ Verified · checked 2026-10-21 · For: Tenants, landlords
9.5 Can my landlord raise the rent?
Rent is fixed for the first year. After that it can rise once a year, by no more than the change in the Property Price Index and never by more than 5% of the previous rent. A negative index change does not reduce the rent.
Official source: Housing Authority FAQ; Cap. 604 Art. 14 (Housing Authority / Legislation Malta)
Status: ✅ Verified · checked 2026-10-21 · For: Tenants
9.6 How do I end my lease, and how much notice is needed?
For long leases, the tenant cannot withdraw before:
- six months (lease under two years)
- nine months (two to under three years)
- twelve months (three years or more)
After that, the tenant gives one, two or three months' notice by registered letter. The landlord must give at least three months' notice before the lease ends, otherwise it renews for a year.
Short leases need at least a week's notice after the first month.
Official source: Housing Authority FAQ; Cap. 604 Arts. 9, 11, 12 (Housing Authority / Legislation Malta)
Status: ✅ Verified · checked 2026-10-21 · For: Tenants, landlords
9.7 What if there is a dispute with my landlord or tenant?
The Housing Authority says some disputes can be resolved summarily through an arbitration panel held within the Authority. The FAQ describes summary procedure before the Rent Regulation Board when a judicial letter is not complied with, and a Register of Defaulters.
Official source: Housing Authority: Services (Housing Authority)
Status: ✅ Verified · checked 2026-10-21 · For: Tenants, landlords
9.8 What is a fair rent in my area?
No confirmed answer yet.
Official source: Housing Authority: Rental Market Insights (Malta Rent Calculator) (Housing Authority)
Status: 🟡 Needs checking · For: Tenants
9.9 What will it cost me upfront to rent (rent, deposit, agent fee)?
- The usual deposit is one month's rent.
- Agent fees on long lets are commonly split 50/50: the tenant pays half a month's rent plus 18% VAT.
- On a EUR 1,200 flat that is EUR 708 for the tenant, and roughly EUR 3,100 upfront in total.
- Private rooms in central towns are quoted at EUR 400 to 650 a month, bills included.
Unofficial source: MaltaExpat: Renting in Malta guide (Unofficial (guide))
Status: 🔵 Unofficial source · For: Tenants
9.10 What are the common rental pitfalls and scams?
Listed pitfalls:
- paying a deposit before viewing
- unregistered leases (leaving tenants without core protections)
- under-declared rent on registration
- no photographed inventory or formal notice (risking the deposit)
- summer pressure to vacate
Unofficial source: MaltaExpat: Renting in Malta guide (Unofficial (guide))
Status: 🔵 Unofficial source · For: Tenants
9.11 How do I get electricity and water connected in my name?
- A new service uses the Ae Application Form.
- Taking over an existing service uses the F Application Form.
Both are submitted through ARMS. Supply is normally provided within 21 days of processing and payment if no network works are needed.
On a purchase, the previous owner must sign the F form and settle all electricity and water dues up to the sale date.
Official source: Enemalta: Becoming an Enemalta customer; ARMS application forms (Enemalta / ARMS)
Status: ✅ Verified · checked 2026-10-21 · For: Tenants, buyers
9.12 Can I rent out my home short term, or live in a short-let?
Operating a short-let needs prior MTA authorisation. Bookings are capped at 90 consecutive days and anything longer is long-term residential letting.
Conditions include:
- occupancy limits
- a 24-hour contact person
- a notice with the licence number
- notification of the building administrator
- insurance
- a waste plan
Unlicensed operation carries a three-year disqualification that attaches to the property.
Official source: Malta Tourism Authority: Short-Let Rented Accommodation (MTA)
Status: ✅ Verified · checked 2026-10-21 · For: Owners, tenants
9.13 Can a non-EU or non-resident person buy property in Malta?
- EU citizens with five or more years of continuous residence need no permit.
- EU citizens with less need a permit only for a secondary residence.
- Non-EU citizens generally need a permit to acquire property and no permit is granted for business property unless it is needed for an industrial or tourism project or contributes to the economy.
- Inheritance and special designated areas are exempt.
Official source: MTCA: Conditions for buying immovable property (MTCA)
Status: 🟡 Needs checking · For: Buyers
9.14 What taxes and duties do I pay when buying property?
- The buyer pays stamp duty (the worked example uses 5% on a EUR 200,000 market price).
- A promise of sale must be presented to the Property Tax Directorate within 21 days, with provisional duty of 1%.
- The seller pays capital transfer tax.
- If the department values the property more than 15% above the declared price, an assessment follows with a 20% penalty on the extra duty and interest.
Official source: MTCA: Buying Property (MTCA)
Status: ✅ Verified · checked 2026-10-21 · For: Buyers
9.15 How do I find a property to buy and a notary or agent I can trust?
No confirmed answer yet.
Source: none identified yet.
Status: ⚪ No official source found · For: Buyers
9.16 Where can I stay while I look for a long-term place?
No confirmed answer yet.
Source: none identified yet.
Status: ⚪ No official source found · For: Newcomers
9.17 Is there housing help for tenants?
No confirmed answer yet.
Official source: Housing Authority: Housing Benefit Scheme (Housing Authority)
Status: 🟡 Needs checking · For: Residents
9.18 How do I get my deposit back, and what can the landlord keep?
The Act does not set a deadline for returning the deposit, an interest rate, or a list of permitted deductions. The contract must include a signed inventory with photographs of the condition of the property (Art. 6(1)(g)).
If a tenant withdraws before the minimum period ends, the landlord may retain up to one month's rent from the deposit and may still pursue other amounts owed (Art. 11). Conditions not found in the written, registered contract are void, and a tenant can recover amounts paid in excess of the registered contract (Art. 15).
Disputes over keeping or returning a deposit, for claims up to EUR 5,000 on registered agreements, go to the Adjudicating Panel at the Housing Authority (Art. 23; FAQ Q24). The FAQ adds that where a tenant completed the minimum term but gave no required notice, the landlord typically wins before the Panel (Q13).
Official source: Legislation Malta: Private Residential Leases Act (Cap. 604) Arts. 6, 9, 11, 15, 23; Housing Authority FAQ Q13, Q24, Q34-35 (Legislation Malta / Housing Authority)
Status: ✅ Verified · checked 2026-10-21 · For: Tenants, landlords