Understanding rental law in Malta: Your rights as an international tenant

Malta Rental Law 2025: What you need to know as an international tenant

Maltas rental law is mainly based on the Residential Tenancies Act of 2020—a relatively new law that finally brings clarity to the jungle of tenants rights. Before that, Malta was a bit of a Wild West for landlords, at least from a legal perspective. Since 2020, thats changed.

The Residential Tenancies Act – your legal shield

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

What the RTA means for you:

• Written rental agreements are mandatory (no more verbal arrangements)
• Deposit amounts are legally limited
• Rent increases are strictly regulated
• Notice periods are clearly defined
• Complaint mechanism at the government level

The law does not apply to short-term rentals under four months. So if youll only stay for two months, youre in a legal gray area. Airbnb arrangements are also exempt.

Differences between Maltese and German/European rental law

This is where things get interesting. Malta’s rental law is more tenant-friendly in some points compared to Germany, and less so in others. Let me show you the main differences:

The biggest difference? Malta does not offer any comparable protection from dismissal as Germany. Your landlord can terminate your contract—with proper notice—without having to justify it. That makes you more flexible, but also more vulnerable.

Insider tip: Many landlords in Malta aren’t fully aware of their own rights and obligations. I’ve seen landlords add illegal clauses to contracts simply because they don’t understand Maltese rental law properly. Your knowledge is your best defense.

Rental contract in Malta: Your rights and obligations in detail

A rental contract in Malta is not a landlord’s playground. There are clear rules about what’s allowed and what isn’t. Over two years, I saw seven different leases—from highly professional to absolutely bizarre. Here you’ll learn how to tell the wheat from the chaff.

Which contract clauses are legal—and which aren’t?

These clauses are legal and standard in Malta:

• Deposit up to two months’ rent
• Ban on pets (must be explicitly stated)
• Inspection rights with 24 hours’ notice
• Utility bills responsibility (electricity, water, internet)
• One month’s notice period for termination

These clauses are illegal and unenforceable:

• Deposit over two months’ rent
• Rent increases above 5% per year
• Termination without observing the minimum notice period
• Prohibition of registered guests
• Shifting property tax to the tenant

A Maltese lawyer once told me: 50% of the rental agreements I see contain at least one illegal clause. If something looks off, have it checked.

Contract language: English, Maltese or both?

You’re in luck here: In Malta, you can insist that your contract is drafted in English. Both Maltese and English are official languages, so you don’t have to sign a Maltese document you don’t understand.

Still important to note:

• Official forms are often bilingual
• In legal disputes, the Maltese version prevails
• Ask for clarification of any unclear terms
• Google Translate can help, but isn’t legally binding

I never sign contracts I don’t 100% understand. This has already saved me twice—once due to a clause about joint and several liability that can be tricky for shared apartments.

Practical tip: Insist on an English contract. If a landlord only offers Maltese versions, it’s often a sign of lacking professionalism. Professional landlords always have English templates ready.

Security deposit and utility charges: How to protect yourself from rip-offs

The deposit—the hard-earned cash you think you’ll never see again, right? Not necessarily. With the right approach, you’ll get your money back. I recovered four out of five full deposits. Here’s my system.

Deposit amount according to Maltese law

Maltese law limits the deposit to a maximum of two months’ rent. That’s less than in Germany and quite fair, considering Malta’s rising rents.

Additionally common, but not mandatory:

• First month’s rent in advance
• Last month’s rent as additional security
• Utility deposit (€100-300 for utilities)

If a landlord asks for 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—a step-by-step guide

There’s no statutory deadline for deposit refunds in Malta—a weak point in the RTA. Most landlords pay back within 30 days, some take longer. Here’s what I do:

Step 1: Documentation at move-in (Day 1)

• Take photos of every room from multiple angles
• Log all damages, scratches, stains in writing
• Have landlord sign or confirm by email
• Note starting meter readings for water/electricity

Step 2: Handover at move-out

• Have the place professionally cleaned (€60-120)
• Fix minor issues yourself (holes in the wall, scratches)
• Arrange a joint inspection with the landlord
• Take new photos and compare with move-in set

Step 3: If delayed, follow up

• After 30 days, politely follow up by email
• After 60 days, set a deadline (14 days, in writing)
• If still no refund: Contact Malta Competition and Consumer Affairs Authority

A real case from my experience: My landlord in Gzira wanted to deduct €300 from my deposit for general wear and tear. I sent him my move-in photos and cited the law—normal wear doesn’t fall on the tenant. He paid the full deposit back.

Rent increases in Malta: When can your landlord ask for more?

Rent increases in Malta are more strictly regulated than many landlords think. The RTA sets clear limits—yet some still try to push illegal increases. Here’s when you can and should say no.

Legal limits for rent adjustments

Under Maltese law, rent can only be increased by a maximum of 5% per year. This rule applies from your contract’s second year—the first year is fixed.

The 5% rule in detail:

• Calculation based on current annual rent
• Allowed only once per year
• At least 3 months’ advance notice
• Written notice is required
• Also applies to contract renewals

Be careful with new leases: The 5% rule only applies to existing contracts. For new tenancies, landlords can set the price freely—so it’s wise to prefer long-term agreements.

Your right to object as a tenant

If your landlord tries to increase rent by more than 5% or fails to observe the notice periods, you can file an objection. Maltese law is on your side.

What to do in cases of illegal rent increases:

1. Object in writing: Email referencing the Residential Tenancies Act
2. Set a deadline: 14 days to reverse the increase
3. Continue paying old rent: You only pay the legal amount
4. Contact authorities: Notify Malta Competition and Consumer Affairs Authority
5. Consult a lawyer: For persistent cases

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

Important note: Some landlords try to disguise rent increases as extra fees, like maintenance fee or service charge. That’s illegal if it’s not in the original contract. Don’t be fooled.

Termination and protection against dismissal in Malta

Terminating a lease in Malta is much easier than in Germany—for both parties. This makes you more flexible, but also more vulnerable. I’ll explain which notice periods apply and when a termination is lawful.

Notice periods for tenants and landlords

Malta’s rental law has a unified notice period: one month for all parties. Whether you’re giving notice or your landlord is—same period applies.

The one-month rule:

• Termination must be in writing
• Notice period starts upon receipt
• End-of-month terminations are standard but not required
• Email notification is legally valid
• In case of breach of contract, the period may be waived

An important difference to Germany: Your landlord can end the lease with no special reason. There’s no comparable protection against dismissal. That may sound negative, but it also gives you flexibility—you can also leave with just one month’s notice.

Extraordinary termination—when is it possible?

Immediate terminations are possible in Malta but tied to strict conditions. Both you and the landlord can terminate extraordinarily—but only in the event of a serious breach.

Reasons for immediate termination by the landlord:

• Unpaid rent for more than 14 days after a warning
• Commercial use in a residential lease
• Significant property damage
• Disturbing the community despite warning
• Subletting without permission

Reasons for immediate termination by you as a tenant:

• Irremediable health risks
• Refusal to make necessary repairs
• Harassment by landlord
• Contract violations by other tenants

I had a case in Valletta where, despite repeated requests, my landlord refused to fix a leaking roof. After four weeks with buckets in the bedroom, I terminated immediately—and my decision was upheld.

Legal tip: Always collect evidence for immediate termination. Photos, emails, witnesses—everything can be important. Maltese courts decide based heavily on facts.

Defects and repairs: Who pays for what?

If the boiler stops working or the AC breaks down, things get serious. Who pays, who repairs, who’s responsible? Maltese rental law has clear rules—which many landlords are happy to forget. Time for some plain talk.

Landlord obligations for maintenance

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

The following repairs are the landlord’s responsibility:

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

These costs fall on you as the tenant:

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

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

Rent reduction for major defects

If your landlord refuses or delays necessary repairs, you may reduce the rent. Maltese law recognizes the principle of proportional rent reduction—though not with fixed percentages as in Germany.

How to proceed with rent reductions:

1. Report defects in writing: Email with detailed description and photos
2. Set a reasonable deadline: 7-14 days depending on urgency
3. Announce the reduction: In writing, with justification
4. Withhold the amount: Deduct from your rent payment
5. Keep documentation: Keep all records

Reference values for rent reduction in Malta:

• Complete heating/AC failure: 10-30%
• No hot water: 5-15%
• Leaking roof with water damage: 20-50%
• Electrical issues in parts of apartment: 10-25%
• Non-functional toilet: 30-60%

I once withheld 15% of the rent for three months because the boiler was broken and my landlord did not fix it despite repeated requests. When he finally sent a technician, I paid the full rent again.

Practical warning: Don’t overdo it with rent reductions. Maltese landlords are quick to terminate contracts. Stick to reasonable percentages and document everything carefully.

Legal assistance and complaints: Where to find help

If all else fails and your landlord refuses to cooperate, you need professional help. Malta has a well-functioning dispute system—if you know where to turn. I’ll guide you through the complaints process.

Malta Competition and Consumer Affairs Authority

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

The MCCAA helps with:

• Illegal rent increases
• Deposit recovery
• Contract disputes
• Discrimination against foreign tenants
• Refused repairs

This is how the complaint process works:

1. Submit complaint online: At mccaa.org.mt with all documents
2. Review by MCCAA: Normally takes 5-10 working days
3. Mediation offered: Free mediation between you and landlord
4. Binding decision: If mediation fails
5. Enforcement: MCCAA can impose fines

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

Legal assistance for international tenants

Sometimes the MCCAA isn’t enough, and you need a lawyer. Malta has many English-speaking lawyers specializing in tenancy law. Fees are surprisingly moderate.

When you need a lawyer:

• Immediate termination threatened
• High compensation claims
• Complex contractual interpretation
• Eviction proceedings
• Court discrimination cases

Recommended law firms for tenancy matters:

• Ganado Advocates (specialized in real estate law)
• Chetcuti Cauchi Advocates (international focus)
• WH Partners (cheaper for simple cases)
• Legal aid Malta (free advice for low income)

My insider tip: Many Maltese lawyers offer a free 15-minute preliminary phone consultation. Use it to find out if your case is promising—saves time and money.

Frequently asked questions about rental law in Malta

Does Maltese rental law also 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 contract early?
Yes, you can terminate at any time with one month’s notice. There is no minimum term for annual contracts binding you.

What happens if I don’t pay the rent on time?
Your landlord must give you a 14-day grace period. Only after this can the contract be terminated immediately.

Do I need renters’ insurance as a tenant?
No, household insurance is not compulsory in Malta. It is recommended though, as it is inexpensive (€50-150 per year).

Can my landlord visit the apartment at any time?
No, your landlord needs a valid reason and must give 24 hours’ notice. Unannounced visits are not allowed.

What should I do if there’s mold in the apartment?
Mold due to structural issues falls under the landlord’s maintenance duty. You must notify them in writing and set a reasonable deadline for removal.

Can I sublet as a tenant?
Only with written permission from the landlord. Without permission, subletting is a reason for termination.

Are verbal rental agreements valid in Malta?
No, since 2020, written contracts are mandatory for all residential rentals. Verbal agreements are not enforceable.

What is the typical amount for utilities in Malta?
Electricity costs about €0.13–0.18 per kWh, water about €2–4 per cubic meter. For a standard apartment, utilities run about €50–150 per month.

Can I pay rent directly to the owner even if an agent was involved?
It depends on your contract. Often rent is managed through agencies or property managers. Clarify this before signing.