Landlord Tenant Rules You Need to Know in India

If you’re renting or leasing a property, you’ve probably heard the phrase “landlord‑tenant rules” and wondered who does what. The truth is simpler than you think: the law draws clear lines on painting, repairs, rent increases, and even the crazy‑sounding 12‑year land rule. Let’s break it down so you can avoid disputes and keep your rental smooth.

Who Covers Painting and Minor Repairs?

One of the most common fights is over who should pay for a fresh coat of paint. In most Indian rental agreements, the landlord is on the hook for structural work—walls, ceilings, and anything that affects the property’s integrity. Painting, however, often falls to the tenant, especially if the lease mentions “tenant responsible for interior upkeep.” If your contract is silent, the default is that the landlord must keep the property in a livable condition, which includes repainting after normal wear and tear. To stay clear, ask for a written clause: “Landlord will repaint after the tenant moves out,” or negotiate a share of the cost.

Maintenance, Repairs, and the 12‑Year Land Rule

Beyond paint, maintenance duties split neatly: landlords handle major systems like plumbing, electricity, and roof repairs; tenants handle minor fixes like leaky taps or broken switches. If a problem arises, report it in writing—email or a messaged note works. Give the landlord a reasonable time (usually 15 days) to fix the issue. If they ignore you, you can file a complaint with the local rent control authority.

Now, about that 12‑year land rule. Some folks think you can claim ownership of a rented plot after 12 years of continuous, open possession. That’s a misunderstanding. The rule applies to adverse possession on unclaimed land, not on leased or rented property. Your tenancy agreement remains the governing document, and you can’t turn a rental into ownership just by staying long enough.

Rent Increases, Eviction, and Tenant Rights

Rent hikes must be reasonable and follow the terms of your lease. Most states require a written notice—usually 30 days—before raising rent. If the landlord tries to increase rent without notice, you can challenge it in a rent control board.

Eviction? Landlords need a legal reason: non‑payment, breach of contract, or needing the property for personal use. They can’t just change the lock or ask you to leave without a court order. If you receive an eviction notice, respond promptly and seek legal advice. Often, a payment plan or fixing a breach can halt the process.

Practical Tips for a Hassle‑Free Rental

1. **Read the lease carefully** – Look for clauses on painting, repairs, and notice periods.

2. **Document everything** – Photos of the property before you move in protect you from false damage claims.

3. **Communicate in writing** – It creates a paper trail for any disputes.

4. **Know your local rent board** – They can mediate issues and enforce rules.

5. **Stay informed** – Laws can change; a quick check on the government portal each year keeps you up to date.

Understanding these landlord‑tenant rules means you spend less time arguing and more time enjoying your home. Whether you’re a tenant who wants a fair paint policy or a landlord looking to avoid legal headaches, keep these points handy and you’ll navigate rentals like a pro.