How much deposit can a landlord ask for when I rent in Malta?
It depends — but there is no fixed legal cap on the deposit. Under the Private Residential Leases Act (Cap. 604), the deposit is neither compulsory to collect nor capped at one month by law — the landlord decides how much to ask, and the amount must be declared in the contract (entered as 0 if none is taken). The myth: that "the deposit is one month by law." That is not in Cap. 604; many landlords ask for a month as custom, not because they must. Where the reform really has teeth is in registration: the landlord must register the lease with the Housing Authority, and since 1 September 2025 the time limit rose from 10 days to 30 days, with a €120 fee for late registration and fines of €2,500 to €10,000. An unregistered contract is null.
📋 The rules
- The deposit is not capped at one month by law: the landlord decides how much to ask, but the amount must be declared in the contract (0 if none is taken).
- A primary residential lease must be registered with the Housing Authority; registration is the landlord's obligation, not a choice.
- Since 1 September 2025 the time limit for registration rose from 10 days to 30 days from the start of the contract.
- Late registration brings a €120 fee, and failure to register can bring fines of €2,500 to €10,000 per contract.
- Every lease must now include a signed inventory with photos; without it, registration can be refused and the contract treated as invalid.
🔓 Exceptions
- The landlord may choose to take no deposit; in that case it must be entered as 0 in the contract and the registration.
- Leases that are not for a primary residential purpose (for example holiday or commercial lets) do not fall under Cap. 604 and its rules.
- The tenant can register the lease if the landlord fails to, and claim the costs — including the late fee — back from the landlord.
⚠️ Penalties & fines
Failure to register falls on the landlord, not on you. A contract that is not registered is null and cannot be enforced — the landlord may lose the right to claim unpaid rent or to end the lease lawfully. Since 1 September 2025, registering more than 30 days after signing brings a €120 fee, and the Authority can impose fines of €2,500 to €10,000 per contract depending on severity. In addition, every lease must now include a signed inventory with photos; without it, registration can be refused and the contract treated as invalid. For the tenant, the biggest risk is over the deposit at move-out: disputes over damage or cleaning are often decided before the Adjudicating Panel, and the inventory is the key evidence. Declare the deposit clearly in the contract and keep photos at move-in and move-out.
📎 Official sources
- Housing Authority · lease registration and Cap. 604 FAQ →
- Housing Authority · lease registration portal →
- Legislation Malta · Private Residential Leases Act (Cap. 604) →
❓ Frequently asked
Can the landlord ask for more than one month's deposit?
Yes, they can. Cap. 604 sets no maximum on the deposit, so the landlord can ask for more than a month; the "one-month cap" is market custom, not a rule of law. What you must ensure is that the agreed amount is declared in the registered contract.
Does the deposit have to be held somewhere?
The law does not create a central scheme where the deposit is held, but the amount must be declared in the contract and in the registration with the Housing Authority. If no deposit is taken, it must be entered as 0 for the registration to be complete.
How long does the landlord have to register?
Since 1 September 2025, the lease must be registered within 30 days of the start of the contract, not 10 days as before. Registering later than that brings a €120 fee, and a complete failure can bring heavy fines.
What if the landlord does not register?
An unregistered contract is null and the landlord may lose the right to enforce it in court. The tenant can register it instead and claim the costs back, which is especially important for residents who need the contract for residence permits.
Is the inventory really compulsory?
Yes. Under the reform, every lease — furnished or not — must include a signed inventory with photos, submitted with the registration. Without it, the Authority can refuse registration and the contract is treated as legally invalid.
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