Renting in Hong Kong: a tenant's guide

Renting a flat in Hong Kong is a straightforward process once you understand the sequence and the cash required up front. The standard arrangement is a two-year lease with a break clause, and the money you need before moving in typically equals four months’ rent — two months as deposit, one month’s rent in advance, and one month’s commission to the agent. This guide walks you through each step, from budgeting to moving out, and points to deeper detail pages on specific topics.

Budget: the up-front cash reality

Before you start viewing flats, work out what you can afford each month and, critically, what cash you need on day one. The standard upfront payment is:

• Two months’ rent as a deposit — held by the landlord as security against damage or unpaid bills.
• One month’s rent in advance — covers the first month of occupancy.
• One month’s rent as agency commission — payable to the agent who introduced you to the flat. This is usually split 50/50 between tenant and landlord, but in practice many tenants pay the full month. Confirm this before signing anything.

So if you agree to rent a flat at HK$20,000 per month, you need roughly HK$80,000 in cash before you get the keys. Some landlords may ask for a smaller deposit, but two months is the norm. You also need to budget for stamp duty (see below) and any utility connection fees.

For a full breakdown of deposits and how to get yours back, see the separate guide on Rental deposits: how much, and getting it back.

Viewing flats

When you view a flat, focus on the saleable area stated in the listing — this is the usable floor space, not the gross area. Check the condition of walls, floors, windows, and built-in fixtures. Ask about the age of the air-conditioning units and water heater, as these are expensive to replace. Note any cracks, damp, or mould. Take photos and videos with the agent present, so there is no dispute later about pre-existing damage.

Ask the agent about the landlord’s identity — you will need a copy of the land registry record (a “land search”) to confirm they own the flat and have the right to lease it. This is standard practice and the agent should provide it.

Making an offer

Once you decide on a flat, you make an offer through the agent. The agent will negotiate the rent and terms with the landlord. If the landlord accepts, you typically pay a “holding deposit” — usually half a month’s rent — to take the flat off the market while the tenancy agreement is prepared. This holding deposit becomes part of your first month’s rent or deposit when you sign. If you back out without a valid reason, you may lose it.

The tenancy agreement

The standard Hong Kong tenancy agreement is a two-year lease. The first year is a “firm” period — you and the landlord are both locked in. The second year includes a break clause, usually at the end of the first year (month 12). This means either party can end the lease early, typically by giving two months’ written notice. So in practice:

• You commit to a minimum of 12 months.
• After month 12, you can give notice to leave at any time, subject to the notice period.
• The landlord can also give notice to ask you to leave, but this is less common.

Some leases have a break clause at month 12 only, with no further break until the end of the two years. Read the clause carefully. The notice period is usually one or two months, and it must be given in writing.

For a detailed explanation of every clause you will see, read The Hong Kong tenancy agreement, clause by clause.

Stamping the tenancy agreement

Once both parties sign the agreement, it must be stamped with the Inland Revenue Department (IRD). Stamping makes the agreement legally enforceable in court and is required if you ever need to prove the tenancy for tax, visa, or dispute purposes. The deadline is 30 days from the date of execution (signing).

Stamp duty rates (effective from the IRD’s current schedule, retrieved September 2026) are based on the lease term and the yearly rent:

The IRD rounds the yearly or total rent up to the nearest HK$100 before calculating duty, and any fraction of HK$1 in the duty is rounded up to the nearest HK$1. A rental deposit stated in the agreement is not counted when computing duty.

Worked example from the IRD: A 2-year tenancy at HK$5,000 monthly rent: yearly rent is HK$60,000, rounded up to HK$60,000. Duty is 0.5% of HK$60,000 = HK$300. (The IRD’s own example uses 0.25% for a 2-year term, but the current rate for a term exceeding 1 year but not exceeding 3 years is 0.5% — check the table above.)

If the agreement mentions key money, a construction fee, or any other consideration, that amount is also subject to stamp duty at 4.25% if rent is also payable, or at the same rate as a property sale if no rent is payable. Each duplicate or counterpart copy costs HK$5.

For the full process and why it matters, see Stamping a tenancy agreement and why it matters.

Handover and inventory

Before you move in, you and the landlord (or the agent) should conduct a handover inspection. Walk through every room, check all fixtures, appliances, and furniture if the flat is furnished. Take dated photos and videos. Make a written inventory of everything in the flat, noting any damage or wear. Both parties sign the inventory. This is your evidence when you move out — without it, the landlord could claim you caused damage that existed before you moved in.

You should also take meter readings for electricity, gas, and water on move-in day, and register the accounts in your name with the utility companies.

Living in the property

As a tenant, you are responsible for:

• Paying rent on time each month.
• Paying utility bills (electricity, gas, water, internet).
• Keeping the flat in good condition — normal wear and tear is acceptable, but damage beyond that is your cost.
• Not making structural changes or subletting without the landlord’s written consent.
• Complying with the building’s rules (e.g., noise, rubbish disposal, pet policies).

The landlord is responsible for structural repairs, maintaining common areas, and ensuring the flat is fit for habitation. For a full list of each party’s obligations, see Landlord and tenant responsibilities in Hong Kong.

Moving out and ending the tenancy

When you decide to move out, you must give written notice within the timeframe specified in the break clause — typically two months. If you leave before the break clause date, you may forfeit your deposit and could be liable for rent until a new tenant is found.

On move-out day, the landlord or agent will inspect the flat against the signed inventory. The deposit is returned within a reasonable time (usually 14 to 30 days), minus any deductions for:

• Unpaid rent or bills.
• Damage beyond normal wear and tear.
• Cleaning costs if the flat is left in an unacceptable state.

To avoid disputes, clean the flat thoroughly, repair any damage you caused, and take photos of the empty flat. For the complete process, see Ending a tenancy and moving out.

What to check or do next

Before you sign anything, confirm the exact stamp duty figure with the IRD or a stamp office — the rates above are current as of September 2026, but you should verify them at the time of your lease. Also confirm the agency commission arrangement in writing. If you are unsure about any clause in the agreement, read the separate guide on tenancy agreements or consult a solicitor. The small upfront cost of legal advice can save you thousands in disputes later.