Renting a Home in China as a Foreigner: Contracts, Deposits, Handover and Accommodation Registration
Before renting, verify the right to let the property and its condition. Put the rent, deposit, expenses, repairs, access, move-out terms and accommodation registration in the contract, and preserve evidence with a handover checklist and payment records.
The Right to Let and the Property's Authenticity
Before paying a holding deposit, security deposit or rent, confirm that the person you are dealing with has the right to let the property. Check the landlord's identity document and proof of ownership. If an agent, company or sublessor will sign the contract, also check the power of attorney, business registration details or original lease permitting subletting. If the name on the documents, the receiving account and the contracting party do not match, ask for a written explanation and complete authorization documents.
Check the property's exact address, building, unit number and real estate ownership certificate.
Check for a mortgage, co-ownership, seizure or any other circumstance that could affect the letting.
When renting from a sublessor, check the term of the original lease and permission to sublet.
When an agency is involved, verify the company, agent and service fee.
For a video viewing or remote payment, do not treat photographs and promises in messages as a substitute for verification.
What the Contract Should Cover at a Minimum
The 2025 Model Contract for Urban Residential Leases issued by the State Administration for Market Regulation covers the parties, condition of the property, lease term, rent, deposit, expenses, delivery, use, repairs, subletting, termination, breach and dispute resolution. The model is provided for the parties' reference; it does not automatically determine whether every clause is suitable for you. By law, a residential lease may not exceed twenty years, and any portion beyond that is invalid.
Before signing, put verbal promises in the main contract or an annex, including furniture replacement, wall repairs, pets, parking, invoices, internet service and early termination. If the contract has Chinese and English versions, specify which version prevails in the event of a conflict. Have any Chinese clauses you do not understand translated and confirmed before signing.
Establish a Baseline During the Viewing
Visit in daylight and at night to check natural light, noise, access and nearby construction.
Test the water pressure, hot water, air conditioning, heating, gas, electrical outlets, door locks and appliances.
Check for leaks, mold, pests, odors, windows and fire exits.
Confirm the accounts and any outstanding charges for water, electricity, gas, property management, internet and heating.
Take continuous video and detailed photographs of existing scratches, damage and missing items.
List the brand, quantity and condition of furniture and appliances, as well as all keys and access cards.
Confirm whether a foreign national can register their accommodation at this address.
Date the photographs, videos, inventory and repair commitments, and have both parties sign the handover annex. Reporting a problem only in a group chat may not prove that the landlord agreed who would repair it or that the deposit would not be deducted when you move out.
Sign, Pay and Take Possession in Order
Verify identity, ownership and authorization documents, and keep copies.
Complete every blank in the contract, remove unused options, and ensure that the annexes correspond to the main text.
Confirm the lease term, start date, payment schedule, deposit amount, receiving account and responsibility for issuing invoices.
State who pays each expense, how meters will be read and when accounts will be settled.
Pay the agreed account only after both parties have signed or affixed their seals, and identify the purpose and period in the payment note.
On the handover date, complete the inventory, meter readings, and transfer of keys and access cards.
After moving in, promptly complete accommodation registration and any required lease filing under local rules.
Whenever possible, pay by traceable bank transfer or mobile payment, and keep the contract, receipts and complete statements. For a cash payment, obtain a receipt stating the amount, purpose, date, property and recipient. Do not transfer rent to someone unrelated to the contract unless the contract expressly authorizes it and the landlord confirms.
Make the Deposit and Move-out Terms Enforceable
The contract should specify what the deposit covers, which items may not be deducted, the repayment deadline and the evidence required for deductions. Normal wear and tear should be distinguished from damage caused by the tenant. The move-out condition should not say only “restore to original condition”; it should use the move-in checklist as the baseline and require the landlord to provide a repair estimate, receipt or other proof for any proposed deduction.
How much notice is required for renewal or move-out.
The penalty for early termination and circumstances in which it is waived.
What happens if the landlord sells, takes back or can no longer let the property.
How the final water, electricity and property-management charges will be settled.
The move-out inspection time, return of keys and date for returning the deposit.
If a deduction is disputed, return the undisputed portion.
Disputes over Repairs, Landlord Access and Subletting
The contract should distinguish who repairs and pays for structural problems, aging facilities, tenant misuse and urgent failures. If there is a leak, gas hazard or electrical danger, limit the damage and notify the other party immediately. For routine repairs, describe the problem in writing and provide photographs, the date reported and the requested completion deadline. Obtain written agreement on who will bear the cost before arranging a repair yourself.
Agree on how much notice the landlord or agent must give before entering, reasonable access hours and emergency exceptions. Subletting without permission, changing the property's use without authorization or accommodating long-term residents not permitted by the contract may constitute a breach. In a shared rental, also set out the use of common areas, allocation of expenses, replacement of roommates and the responsibilities remaining after a co-tenant leaves.
Differences in City Rules and for Foreign Residents
Each city determines the specific channels for lease filing, rent supervision, residence permits and accommodation registration. Foreign nationals should register their accommodation after moving in as required by the local public security authority. Hotels usually do this for guests; in a private home, the guest or host generally must handle it. Before signing, ask the landlord to confirm that they will cooperate by providing the required ownership, contract and identity documents.
Market conditions may affect payment schedules and bargaining room, but they do not remove the need for verification and evidence. For special uses involving school enrollment zones, household registration, business operations, short-term lets or subdivided group rentals, do not use a standard whole-property lease without checking local rules.
Model Contract and Final Verification
The contract topics in this guide are based on the 2025 Model Contract for Urban Residential Leases issued by the State Administration for Market Regulation and were verified through 2026-8-4. The model itself advises the parties to verify the landlord's identity and right to let, retain evidence of rent, deposits and expenses, and complete registration and filing as required. City procedures and required documents may change; before signing, reconfirm them with the local housing administration and public security authority. Seek professional legal assistance for large sums or complex disputes.