Renting a home in Hong Kong
How renting works in Hong Kong: agents, deposits, stamp duty, tenant rights and where to get free advice. Checked against official pages on 27 October 2026; where those pages disagree or say nothing, this guide says so plainly. Buying a home is not covered, and no market rents are quoted.
Sources checked ·
How does renting a home in Hong Kong work?#
The Estate Agents Authority (EAA) says rentals are usually arranged through licensed estate agents, and you then sign a tenancy agreement with the landlord. You may also deal with a landlord directly, for example through online platforms. The EAA says a lease arranged that way falls outside its jurisdiction, warns of safety and legal risks, and says not to trust property information on social media.
The EAA says a tenancy is usually two years. University halls are covered in the Studying in Hong Kong guide.
How do I check that an agent is licensed?#
Search the EAA's Licence List by the agent's name, the company name, the business name or the SPOB number (statement of particulars of business). You can also inspect the licence register at the EAA office during office hours.
The EAA says that if someone impersonates an agent using their name or licence number, the check alone may not be enough. You can ask to see the Estate Agent Card (photo, licence number, expiry date) or visit the agency's shop. Agents' adverts must show the business name, a licence or SPOB number, a Property Number and a date. The EAA says to report suspected impersonation to the law enforcement authorities.
What does the agent make me sign before showing flats?#
The prescribed Estate Agency Agreement (Form 6). The EAA says the agent must enter into it and explain it before arranging a viewing or before the tenancy agreement is signed, whichever is earlier. It sets out the validity period, the type of engagement and the commission. It is legally binding once signed, and the agent must give you a signed original or copy straight after.
The EAA says the validity period should have start and end dates, not "until further notice". The agent may act for you only (single agency) or for you and the landlord (dual agency).
How much commission do agents charge, and when do I pay?#
No official page we read sets a rate. The EAA says the amount or rate is agreed between you and the agent. Its Circular 24-01 (CR), in force from 1 November 2024, tells agencies not to follow any customary or standard rate, and encourages a letter before the tenancy agreement stating the commission and what it covers.
Commission is payable on signing the lease, or when the tenancy starts as the binding lease says. You owe nothing if the lease falls through without your fault. If you sign a tenancy with the flat's landlord during the agreement's validity period, through another agent or directly, you still owe the commission.
What do official pages say a tenancy agreement should cover?#
The EAA says no law sets a standard format, and the Rating and Valuation Department (RVD) says the Ordinance has no provision regulating format. Terms are negotiated, and the agreement is binding once signed.
The EAA says the term is usually two years. It may include a break clause, usually one or two months' written notice after the tenant has stayed a minimum period, usually 12 to 14 months. The agreement should state the rent, whether it includes rates, Government rent and management fees, the payment date and any renewal option. It says not to sign with essential terms blank.
How big is the deposit, and can I use it as rent?#
The EAA says landlords generally require a security deposit of one to three months' rent. No official page we read sets a legal maximum for ordinary tenancies. Unless the landlord agreed beforehand, the deposit cannot offset rent. At the end the landlord may deduct rent and fees in arrears.
The EAA advises paying the landlord directly, or by cheque or bank draft payable to the landlord, and asking for a receipt at once. The Judiciary lists a sample form for refunding a rental deposit in the Small Claims Tribunal, which hears claims up to HK$75,000 without lawyers.
Who pays stamp duty on a tenancy, and by when?#
The Inland Revenue Department (IRD) says the people who sign the tenancy agreement are liable for the stamp duty, and it must be stamped within 30 days of signing. The landlord, the tenant or an agent can arrange it, and the parties decide how to share the cost. The EAA says that, generally, landlord and tenant pay equal shares.
The IRD says an unstamped agreement cannot be received in evidence in civil court proceedings. Apply through GovHK e-Stamping, or by post or in person at the Stamp Office in Kai Tak.
How much is the stamp duty on a lease?#
GovHK lists duty by lease term (page revised May 2026). Up to 1 year: 0.25% of the total rent over the term. Over 1 and up to 3 years: 0.5% of the yearly or average yearly rent. Over 3 years: 1% of the yearly or average yearly rent. Rent is rounded up to the nearest HK$100, and a deposit named in the lease is not counted.
GovHK says late stamping pays a penalty of double the duty (up to 1 month late), 4 times (over 1 and up to 2 months) and 10 times after that. The Collector may reduce it.
Who pays rates, Government rent, management fees and repairs?#
The lease decides. The RVD says owner and occupier are both liable for rates, and with no agreement the occupier pays. The owner is liable for Government rent. The EAA says landlords, depending on the agreement, should pay rates, Government rent, management fees and structural repairs.
On other repairs, the RVD says the Ordinance has no provision regulating repair liabilities in ordinary tenancies. Landlord and tenant may agree terms freely, and disputes that cannot be settled can go to legal proceedings.
What does the law say about my tenancy and rent receipts?#
The lease sets most of the rules. The RVD administers the Landlord and Tenant (Consolidation) Ordinance (Cap. 7). It says a domestic tenancy may end under its terms or as the parties agree. Without a contractual notice rule or agreement, the common law generally applies: a fixed term ends on expiry, a yearly periodic tenancy needs at least half a year's notice, and shorter ones need a full period of notice.
The EAA says a landlord must give a receipt for rent or commits an offence. The RVD says it handles tenancy complaints and takes enforcement action against offences under the Ordinance.
Can my landlord end my tenancy or make me leave?#
The RVD says that, without a contrary term in the agreement, Part IV lets a landlord forfeit a domestic tenancy for non-payment of rent within 15 days of the due date, immoral or illegal use, unnecessary annoyance or disturbance (including persistent late payment), or structural alteration without consent.
For arrears a landlord can seek distress through the District Court, sue in the Small Claims Tribunal (up to HK$75,000) or the District Court, or apply to the Lands Tribunal for a possession order. The EAA says subletting without consent, where the agreement bans it, can also lead to a possession order.
What if I am subletting or renting from a tenant?#
The EAA says that if the main tenancy bans subletting, the tenant needs the landlord's written consent first. The sub-tenancy cannot run longer than the main tenancy, and its terms usually follow it. A sub-tenant should be vigilant if the landlord or original tenant asks for a large advance payment.
Without consent, the landlord may apply for a possession order, and the original tenant and the sub-tenant may lose tenure. The EAA says to check the original agreement for a ban.
What is different if I rent a subdivided flat?#
Part IVA regulates a domestic subdivided-unit tenancy starting on or after 22 January 2022, for an individual tenant's own dwelling. A bedroom let by an individual landlord living in the unit is excluded only if it is not a sub-tenancy and the premises are demarcated as a bedroom in the building's latest building plan.
The RVD says each regulated tenancy is 2 years, with a right to a second; second-term rises follow the rental index, up to 10%. The landlord must repair drains, pipes and wiring serving the unit exclusively, plus windows and its own fittings. You may end it on 30 days' notice, not before the first year ends.
What charges and new rules apply to subdivided units?#
The EAA says that, apart from rent, the rental deposit, apportioned charges for communal services such as water and electricity, and compensation for breach, a landlord of a regulated tenancy may not collect other fees. For water, the RVD says a registered consumer may recover only the charge the Water Supplies Department billed; report suspected overcharging to the department on 2824 5000.
The Housing Bureau says the Basic Housing Units Ordinance (Cap. 658) took effect on 1 March 2026, except the letting offence. Existing units can register until 28 February 2027. From 1 March 2027, letting one without a valid grace-period registration or recognition is an offence.
What should I check about the flat before I sign?#
The EAA says unless you waive it, the agent must give you a Leasing Information Form (Form 2): owner, mortgages, floor area, usage and leasing limits. An agent acting for the landlord must do a land search before signing and give you a copy. The IRD also says to check ownership at the Land Registry.
The EAA warns that if the bank did not approve the let and the landlord stops paying the mortgage, you may lose your tenure. It says to choose only a residential unit. Agents must tell you of illegal building works they find. Home Ownership Scheme flats cannot be let before the alienation restriction is removed.
Where can I get free advice or settle a dispute?#
The RVD gives free advisory and mediatory services to landlords and tenants. Telephone 2150 8303, or write to 15/F, Cheung Sha Wan Government Offices, 303 Cheung Sha Wan Road, Kowloon. RVD staff also sit at the Lands Tribunal and at five District Offices on set days. Mediation needs both sides to agree, and the RVD cannot give legal advice.
For complaints about an agent, the EAA hotline is 2111 2777. The Judiciary says free legal advice may be available through the Duty Lawyer Service's Free Legal Advice Scheme at some District Offices.
Can a landlord or agent refuse me because of my race or family?#
The Equal Opportunities Commission (EOC) says the sex, disability, family status and race discrimination ordinances cover the disposal and management of premises, and bind landlords and estate agents. Its examples include refusing to rent because of race or disability, asking for documents not normally required because of race or family status, and evicting on a prohibited ground.
A landlord who lives in the premises, and neither uses an agent nor advertises, may choose the tenant. The EOC says complaints must be in writing within 12 months, and court proceedings may start within 24 months.
Can a newcomer apply for public rental housing?#
Only if you meet the Housing Authority's (HA) criteria. The HA says the applicant and all family members must reside in Hong Kong with the right to land, and their residence must not be subject to any condition of stay except a limit of stay. At allocation, at least half the family members must have lived in Hong Kong for seven years. Income and net assets must be within HA limits.
The HA says newcomers aged 18 or over can register, and can also rent privately. Its hotline is 2712 2712. The page does not say how each visa type is treated.
Do short-term lets and guesthouses need a licence?#
Generally yes. The Office of the Licensing Authority (OLA) says premises held out as offering sleeping accommodation for a fee for fewer than 28 consecutive days are a hotel or guesthouse under Cap. 349 and need a licence before opening. A licence is not needed if every letting is for at least 28 continuous days.
The OLA says the maximum penalty is a fine of HK$500,000 and 3 years' prison, and the owners and tenants of the premises, not guests, are liable. Its app, Hong Kong Licensed Hotels and Guesthouses, lets you search licensed places and report suspected unlicensed ones.
How do I start electricity, gas and water, and who helps with the building?#
Start with the operators. Electricity: the Environment and Ecology Bureau says that, on a de facto basis, CLP Power supplies Kowloon and the New Territories, and Hongkong Electric supplies Hong Kong Island, Ap Lei Chau and Lamma. Water: the occupier applies to the Water Supplies Department to become the registered consumer. Gas: Towngas asks for an identity document and the signed rental agreement (hotline 2880 6988).
For building management, the Home Affairs Department's site carries a guide to the Building Management Ordinance (Cap. 344) and help on owners' corporations (headquarters line 2835 2500).
How do I avoid rental scams?#
Rental scams are covered in the Scams and fraud guide, which owns scam types, reporting and what to do after a scam. This section keeps one point from the Estate Agents Authority: it says to avoid trusting property information spread on social media.
For checking an agent's licence, subletting cautions and paying a deposit directly to the landlord, see the Agent licence, Subletting and Deposit sections of this guide.
What could we not confirm?#
Partly checked, so not relied on above. The RVD summary guide (updated 7 December 2018) says Part IV does not control rent increases, and that evicting a tenant without a court order is an offence (first conviction: HK$500,000 and 12 months). Current RVD pages do not repeat this. The OLA bedspace page (reviewed 22 April 2022) says 12 or more bedspaces need a licence. HK Electric's leaflet is undated.
No official page we read states market rents, a usual deposit or agent fee, broadband steps or Consumer Council tenancy advice. CLP Power's pages blocked us. Two RVD pages give different office addresses.
Sources & data4
- Rating and Valuation Department: Summary Guide on the Landlord and Tenant (Consolidation) Ordinance
- Office of the Licensing Authority: Bedspace Apartments, Overview
- HK Electric: How to apply for supply/transfer and termination of account
- Rating and Valuation Department: Part IVA, Regulated Tenancies of Subdivided Units