Understanding Rental Law in Malta: Your Rights as an International Tenant

Malta Rental Law 2025: What International Tenants Need to Know

Maltese rental law is primarily based on the Residential Tenancies Act of 2020—a relatively new law that finally brings clarity to the jungle of tenant rights. Until then, Malta was a bit like the Wild West for landlords from a legal perspective. That changed in 2020.

The Residential Tenancies Act – Your Legal Shield

The Residential Tenancies Act (RTA) is your legal shield as a tenant in Malta. This law applies to all residential rental contracts signed after January 1, 2020—no matter if you come from Germany, Italy, or anywhere else.

What the RTA means for you:

• Written rental agreements are mandatory (no more verbal agreements)
• Deposit amounts are legally capped
• Rent increases are strictly regulated
• Notice periods are clearly defined
• Complaint mechanisms via the government

By the way, the law doesn’t apply to short-term rentals under four months. So if you’re staying just two months, you’re in a legal grey area. Airbnb arrangements also don’t fall under this law.

Differences Between Maltese and German/European Rental Law

This is where it gets interesting. Maltese rental law is sometimes more tenant-friendly than German law, and sometimes less so. Let me show you the key differences:

The biggest difference? Malta has no comparable protection against termination as in Germany. Your landlord can terminate your lease—using the correct notice period—without giving any special reason. That makes you more flexible, but also more vulnerable.

Insider Tip: Many landlords in Malta don’t know their own rights and obligations very well. I’ve seen landlords include illegal clauses in contracts just because they don’t actually understand Maltese rental law. Your knowledge is your best protection.

Rental Agreement Malta: Your Rights and Obligations in Detail

A rental agreement in Malta is not a landlord’s wish list. There are clear rules about what’s allowed and what’s not. In two years, I saw seven different rental agreements—ranging from professional to outright shocking. Here’s how you spot the good from the bad.

Which Contract Clauses Are Legal – and Which Aren’t?

These clauses are legal and common in Malta:

• Deposit up to two months’ rent
• Ban on pets (must be stated explicitly)
• Viewing rights with 24h prior notice
• Tenant takes over utility bills (electricity, water, internet)
• One-month notice period

These clauses are illegal and void:

• Deposit exceeding two months’ rent
• Rent increases over 5% per year
• Termination without respecting minimum notice
• Prohibiting registered guests
• Passing on property taxes to tenant

A Maltese lawyer once told me: “50% of the rental agreements I see contain at least one illegal clause.” If something strikes you as odd, get it checked.

Contract Language: English, Maltese or Both?

Here’s some good news: In Malta, you can demand your rental contract be written in English. Maltese and English are both official languages, so you are not required to sign a Maltese document you don’t understand.

Still important to know:

• Official forms are often bilingual
• In legal disputes, the Maltese version prevails
• Get unclear terms translated for you
• Google Translate helps, but isn’t legally binding

I never sign a contract I don’t 100% understand. That’s saved me at least twice—once over a “joint and several liability” clause, which can be a trap in shared accommodation rentals.

Practical Tip: Insist on an English contract. If a landlord only provides Maltese contracts, that often points to a lack of professionalism. Professional landlords always have English templates ready as standard.

Deposit and Utility Billing: How to Protect Yourself from Rip-Offs

The deposit—money you’ll never see again, right? It doesn’t have to be that way. With the right know-how, you’ll get your cash back. I’ve gotten four out of five deposits back in full—here’s my system.

Deposit Amount According to Maltese Law

Maltese law caps the deposit at a maximum of two months’ rent. That’s less than Germany and fair, considering rents in Malta have increased significantly.

Also common, but not mandatory:

• First month’s rent in advance
• Last month’s rent as extra security
• Utility deposit (€100–300 for running costs)

If a landlord demands more than two months’ rent as a deposit, that’s illegal. You can refuse and the law is on your side.

Getting Your Deposit Back – Step-by-Step Guide

There’s no legal time limit for returning the deposit in Malta—a weak point of the RTA. Most landlords pay back within 30 days, some take longer. Here’s the approach that has worked for me:

Step 1: Documentation on Move-In (Day 1)

• Photos of every room from different angles
• Record damage, scratches, stains in writing
• Get landlord to sign or confirm by email
• Note utility meter readings

Step 2: Handover on Move-Out

• Get the place professionally cleaned (€60–120)
• Repair minor damage yourself (drill holes, scratches)
• Schedule a joint inspection with the landlord
• Take new photos and compare with move-in photos

Step 3: Following up on Delays

• After 30 days, follow up politely by email
• After 60 days, set a written deadline (14 days)
• If refusal continues: Contact Malta Competition and Consumer Affairs Authority

Real Case from My Experience: My landlord in Gzira tried to deduct €300 from the deposit for “general wear and tear.” I sent him my move-in photos and quoted the law—normal wear and tear isn’t the tenant’s responsibility. He refunded the entire deposit.

Rent Increase in Malta: When Is Your Landlord Allowed to Charge More?

Rent increases in Malta are more tightly regulated than many landlords think. The RTA sets clear boundaries—still, some landlords try to push through illegal hikes. I’ll show you when you can—and should—say “No!”

Legal Limits for Rent Adjustments

Maltese law allows rent increases of no more than 5% per year. This rule applies from the second year of your contract—the rent is fixed in the first year.

The 5% Rule in Detail:

• Calculation is based on the current annual rent
• Only possible once per year
• At least 3 months’ notice required
• Written notice is mandatory
• Also applies to contract extensions

Be careful with new leases: the 5% rule only applies to existing contracts. On new leases, the landlord can set any price—one more reason to sign for a longer term if you can.

Your Rights to Object as a Tenant

If your landlord tries to raise the rent by more than 5%, or doesn’t follow the proper notice periods, you can object. Maltese law is on your side.

How to act against illegal rent increases:

1. Object in writing: Email citing the Residential Tenancies Act
2. Set a deadline: 14 days to withdraw the increase
3. Continue paying the old rent: Only pay the legal amount
4. Contact the authorities: Inform Malta Competition and Consumer Affairs Authority
5. Legal support: For tough cases, consult a lawyer

I once had a landlord in Msida who tried to raise the rent by 15%—“due to inflation and rising prices.” After I objected with the legal text, he backed down and stuck to the legal 5%.

Important Notice: Some landlords try repackaging rent increases as “extra fees”—such as for “maintenance” or a “service charge.” If it wasn’t in the original contract, it’s illegal. Don’t get fooled.

Termination and Tenant Protection in Malta

Termination in Malta is much simpler than in Germany—for both sides. That makes you more flexible, but also more vulnerable. Here’s which notice periods apply and when a termination is legally valid.

Notice Periods for Tenants and Landlords

Maltese rental law has a standard notice period: one month for everyone. Whether you’re terminating as a tenant or your landlord is terminating—the notice is the same.

The One-Month Rule:

• Termination must be in writing
• Notice period starts when notice is received
• Termination at end of month is common, but not compulsory
• Email notice is legally valid
• In case of breach of contract, the notice period can be waived

One key difference to Germany: your landlord can terminate your contract without giving a specific reason. There is no comparable protection against dismissal. That may sound bad at first, but it also makes you flexible—you can leave at any time with one month’s notice too.

Extraordinary Termination – When Is It Possible?

Immediate termination is possible in Malta, but strict requirements apply. Both you and your landlord can terminate without notice—but only in case of a serious breach of contract.

Reasons for Immediate Termination by the Landlord:

• Unpaid rent over 14 days after a reminder
• Commercial use when contract is residential
• Substantial property damage
• Disturbing the neighborhood despite warnings
• Unauthorized subletting

Reasons for Immediate Termination by You as Tenant:

• Irremediable health hazards
• Refusal of necessary repairs
• Harassment by landlord
• Other tenants violating the contract

I had a case in Valletta where the landlord refused—repeatedly—to repair a leaking roof. After four weeks of sleeping with buckets in the bedroom, I terminated immediately—and won the case.

Legal Tip: For immediate termination, always collect evidence. Photos, emails, witnesses—it can all matter. Maltese courts are very fact-based in their decisions.

Deficiencies and Repairs: Who Pays for What?

When the boiler breaks or the AC gives up, it’s serious business. Who pays, who repairs, who’s responsible? Maltese rental law is clear about this—although many landlords “forget.” Time to set the record straight.

Landlord’s Duties Regarding Maintenance

Your landlord is responsible for all structural and safety-related repairs. Maltese law is clear here—even if some landlords claim otherwise.

These repairs are the landlord’s responsibility:

• Electrical and plumbing systems
• Heating, air conditioning, boiler
• Windows, doors, locks
• Roof, façade, balconies
• Sanitary facilities (toilet, shower, sink)
• Built-in appliances (stove, fridge)

You cover these costs as tenant:

• Damage caused by improper use
• Minor repairs under €50 per case
• Replacing light bulbs and batteries
• Blocked drains due to your own fault
• Cosmetic repairs (only if contractually agreed)

A Maltese property manager once told me: “Many foreign tenants pay for repairs themselves because they don’t know their rights. Of course, that’s convenient for landlords.”

Rent Reduction in Case of Severe Defects

If your landlord refuses or drags out essential repairs, you can reduce the rent. Maltese law recognizes the principle of proportional rent reduction—though without specific percentages like in Germany.

How to proceed with rent reductions:

1. Report the defect in writing: Email with full description and photos
2. Set a reasonable deadline: 7–14 days, depending on how urgent
3. Announce reduction: Notify in writing with explanation
4. Withhold reduction amount: Deduct from rent payment
5. Keep all records: Collect all proofs

Indicative rates for rent reductions in Malta:

• No functioning heating/AC: 10–30%
• No hot water: 5–15%
• Leaking roof with water damage: 20–50%
• Defective electrics in parts of the apartment: 10–25%
• Broken toilet: 30–60%

I once withheld 15% of the rent for three months because the boiler was broken and my landlord repeatedly failed to fix it. When he finally sent a repairman, I paid the full rent again.

Practical Warning: Don’t go overboard with rent reductions. Maltese landlords are quick to terminate contracts. Stick to reasonable percentages and document everything thoroughly.

Legal Support and Complaints: Where to Get Help

If all else fails and your landlord is being stubborn, you need professional assistance. Malta has an effective system for rental disputes—if you know where to go. Here’s your step-by-step complaint process.

Malta Competition and Consumer Affairs Authority

The Malta Competition and Consumer Affairs Authority (MCCAA) is your first point of contact for rental issues. The authority is free, speaks English, and is familiar with issues faced by international tenants.

The MCCAA can help you with:

• Illegal rent increases
• Getting your deposit back
• Contractual disputes
• Discrimination against foreign tenants
• Denied repairs

This is how the complaint process works:

1. Submit an online complaint: Via mccaa.org.mt with supporting documents
2. MCCAA review: Normally takes 5–10 working days
3. Mediation offered: Free negotiation between you and your landlord
4. Binding decision: If mediation fails
5. Enforcement: MCCAA can impose fines

The MCCAA has helped me twice—once in an illegal rent increase, once in a delayed deposit refund. Both times, the issue was solved within three weeks.

Legal Advice for International Tenants

Sometimes, MCCAA alone isn’t enough and you need a lawyer. Malta has many English-speaking lawyers specializing in tenancy law. The fees are surprisingly reasonable.

When you need a lawyer:

• Immediate termination is threatened
• Large claims for damages
• Complex contract interpretation
• Eviction proceeding
• Discrimination in court

Recommended law firms for tenancy law:

• Ganado Advocates (specialised in real estate law)
• Chetcuti Cauchi Advocates (international focus)
• WH Partners (cost-effective for simple cases)
• Legal aid Malta (free for those on a low income)

My Insider Tip: Many Maltese lawyers offer a free 15-minute initial consultation by phone. Use this to check if you have a good case. It saves time and money.

Frequently Asked Questions about Rental Law in Malta

Does Maltese rental law apply to EU citizens?
Yes, the Residential Tenancies Act applies to all tenants in Malta, regardless of nationality. EU citizens have the same rights as Maltese nationals.

Can I terminate a rental agreement early?
Yes, you can terminate at any time with one month’s notice. Annual contracts have no minimum fixed term binding you.

What happens if I don’t pay rent on time?
Your landlord must give you 14 days to pay. Only after this deadline can he terminate your lease immediately.

Do I, as tenant, need to take out contents insurance?
No, contents insurance is not mandatory in Malta. But it’s recommended since it’s inexpensive (€50–150 a year).

Can my landlord inspect the property any time?
No, your landlord needs a valid reason and must give 24 hours’ notice. Unannounced visits aren’t allowed.

What should I do about mold in the apartment?
Mold caused by building defects is the landlord’s responsibility. You must inform the landlord in writing and set a reasonable deadline for removal.

Can I, as tenant, take in subtenants?
Only with the landlord’s written consent. Without permission, subletting is grounds for termination.

Are verbal tenancy agreements valid in Malta?
No, since 2020, written agreements are mandatory for all residential leases. Oral agreements are not enforceable.

What are typical utility costs in Malta?
Electricity costs about €0.13–0.18 per kWh, water about €2–4 per cubic meter. For a standard apartment, expect €50–150 a month in utilities.

Can I pay rent directly to the owner if an agent was involved?
It depends on the contract. Often, rent is paid via management companies or agents. Check before signing.