How do I end a lease and how much notice must I give in Malta?
You cannot leave the lease whenever you like — you first have to complete the "di fermo" period. Under the Private Residential Leases Act (Cap. 604), the tenant is bound for a minimum period: 6 months in a one-year contract, 9 months in a two-year one, and one year in a three-year one. After the di fermo you can leave by giving notice by registered mail: one month in a one-year contract, two months in a two-year one, and 3 months in a three-year one. The myth: that "you can leave with a month's notice whenever you want." No — if you leave before completing the di fermo or without the right notice, you can lose the deposit and stay liable for the rent. A landlord who does not want to renew must give at least 3 months' notice by registered mail to the registered address.
📋 The rules
- The tenant is bound for a minimum "di fermo" period: 6 months in a one-year contract, 9 months in a two-year one, and one year in a three-year one.
- After the di fermo, the tenant can leave by giving notice by registered mail: one month (one year), two months (two years), 3 months (three years).
- When the tenant renews for a further year, they are bound for a minimum of 3 months on the renewal.
- A landlord who does not want to renew, or who wants the property back, must give at least 3 months' notice by registered mail to the registered address.
- In case of a breach by the tenant, the landlord sends a judicial letter giving 15 days to comply, then can go before the Rent Regulation Board.
🔓 Exceptions
- The parties can agree to leave earlier by mutual agreement, but this must be in writing and, ideally, registered.
- A serious breach by the landlord (for example a failure of maintenance or habitability) can change the tenant's position.
- Contracts that are not for a primary residential purpose, or old leases from before the reform, follow different rules.
⚠️ Penalties & fines
The price of leaving badly falls mostly on the deposit and the rent. If you leave before completing the di fermo or without giving the correct notice by registered mail, the landlord typically wins before the Adjudicating Panel, and you can lose the deposit and stay liable for the rent left in the period. Conversely, a landlord who does not follow the procedure — for example does not give the 3 months' notice by registered mail — may find the lease renewed automatically under the contract. In case of a breach, the judicial letter with 15 days opens the door to a fast summary procedure before the Rent Regulation Board, which can decide at the first sitting. A dispute that is not settled can end up on the Register of Defaulters, which makes it harder to find another lease in future. Always use registered mail and keep a dated copy of the notice.
📎 Official sources
- Housing Authority · FAQ on notices and ending a lease (Cap. 604) →
- Legislation Malta · Private Residential Leases Act (Cap. 604) →
- Housing Authority · lease registration and de-registration portal →
❓ Frequently asked
Can I leave the lease whenever I want with a month's notice?
No. You first have to complete the di fermo period — 6 months in a one-year contract, 9 months in a two-year one, or one year in a three-year one. Only then can you leave, and the notice varies: one, two or three months depending on the length of the contract.
What is the di fermo?
It is the minimum period during which the tenant is bound and cannot leave the lease. It varies with the length of the contract: six months for one year, nine months for two years, and a full year for a three-year contract.
How do I give the correct notice?
Notice must be given by registered mail to the other party, and for the tenant leaving it is one, two or three months depending on the length. Keep a dated copy, because without proof of notice you can lose the deposit or stay liable for the rent.
How much notice must the landlord give?
A landlord who does not want to renew the lease, or who wants the property back for their own use, must give at least three months' notice by registered mail to the registered address. If notice is properly sent but the tenant says they did not receive it, the law treats it as given.
What happens if I leave before the time is up?
Leaving before completing the di fermo or without the right notice normally means you lose the deposit and can stay liable for the rent of the remaining period. A dispute can end up before the Adjudicating Panel, where the landlord often wins because of the lack of notice.
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