Property
Malaysia — Property: Rental Market
As of 2026, Malaysia has no dedicated Residential Tenancy Act — despite repeated announcements since 2020, the long-anticipated RTA remains in draft form (as of May 2026) and has not been tabled in Parliament. Landlord-tenant rights derive instead from the signed tenancy agreement, general law (Contracts Act 1950, Civil Law Act 1956, Specific Relief Act 1950), and the ordinary civil courts. There are no legislated minimum notice periods or mandatory repair standards, but tenants in lawful possession are protected from landlord 'self-help' eviction — a landlord cannot change locks, block access, or cut off water/electricity/internet to pressure a tenant, even over unpaid rent; unpaid rent must be pursued through proper legal channels. The proposed RTA would add protections against illegal eviction, fair deposit handling, and predictable rules, but given no updates since March 2025, tabling may not occur until late 2026 or 2027.
Key facts
- No Residential Tenancy Act exists as of 2026 — still in draft, not yet tabled in Parliament (as of May 2026).
- Rights derive from the tenancy agreement plus general contract/civil law, not a dedicated tenancy statute.
- No mandatory minimum notice periods or repair standards, but landlord self-help eviction (lock changes, utility cutoffs) is illegal regardless of unpaid rent.
- Proposed RTA may not be tabled until late 2026 or 2027 given the lack of updates since March 2025.
Timelines
- Proposed RTA tabling estimate: possibly late 2026 or 2027
Common mistakes
- Assuming Malaysia has a comprehensive tenancy statute like many other countries — protections currently rely on general contract law and the lease terms, not a dedicated Act.
- Believing a landlord can legally cut utilities over unpaid rent — this is illegal self-help; landlords must pursue unpaid rent through the courts.