Reviewed by Adv. Rajesh MehtaCivil & Property Law · Updated 1 November 2026
Why 11 months?
Under Section 17 of the Registration Act, 1908, a lease of immovable property from year to year, for a term exceeding one year, or reserving a yearly rent must be registered. An agreement for 11 months falls outside that rule, so landlords and tenants avoid the visit to the Sub-Registrar and the higher registration cost.
Stamp duty, however, is still payable under your state’s stamp law, and an unstamped agreement is generally not admissible as evidence until the duty and penalty are paid.
State rules differ. In Maharashtra, for example, leave and licence agreements must be registered whatever their term, under Section 55 of the Maharashtra Rent Control Act, 1999.
11-month agreement vs registered lease
| 11-month agreement | Registered lease | |
|---|---|---|
| Registration | Not compulsory in most states | Compulsory at Sub-Registrar |
| Stamp duty | Payable, usually lower | Payable on rent and deposit |
| Term | Renewed every 11 months | Fixed multi-year term |
| Evidence value | Good if properly stamped | Strongest |
What the agreement should include
- Full names, addresses and ID details of landlord and tenant
- Exact property description, including fittings handed over
- Monthly rent, due date, escalation and payment mode
- Security deposit amount and conditions for refund
- Lock-in period, notice period and renewal terms
- Who pays maintenance, utilities and repairs
- Permitted use, sub-letting and pet rules
Steps to sign
- Agree terms in writing and get the draft reviewed
- Buy e-stamp paper of the right value for your state
- Print, sign every page and get two witnesses to sign
- Register at the Sub-Registrar if the term or state law requires it
- Complete police tenant verification where your city requires it
This guide is general information, not legal advice. For your situation, consult a property advocate or get your agreement drafted.
