Belair Property has been a reputable market leader on the local property rental scene for years. Our vast property database covers both residential as well as commercial property and includes numerous contacts and strong connections with the corporate market. Our strategically located offices together with our dedicated team of letting agents give Belair Property a cutting edge advantage over its competitors. Letting in Malta with Belair Property is easy.
We are renowned for giving excellent client support service, which is why we enjoy a lot of repeat business from our clients. Our structure allows excellent communication between our sales and letting teams which enables them to work hand in hand with one another. Our dedicated staff are always more than happy to give you the advice you need.
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At Belair we have extensive experience in all aspects of property lettings. We can help you select and purchase real estate with a high likely investment yield. We can help the current owners of apartments, houses and villas to find tenants and let them.
We can also assist with some of the standard contractual elements that will be required. Tenancy agreements in Malta are something of a hot topic, especially with foreigners renting in Malta for the first time, and we can guide you accordingly.
We also have a property management team who can take care of the regular and mundane jobs that come with renting out real estate, such as rent collection, finding tenants and handling bills and administration.
We are also able to help families and individuals that are looking for a perfect property to be their home. The minimum long let contracts for tenants differ from one landlord to another, but six or twelve months period are more or less the standard periods. The short let market is very different, mainly because of the high numbers of tourists visiting Malta through the summer period.
Our offices in Valletta, St Julian’s and Gżira are ideally located to work with clients in the most popular areas for tenants in Malta, namely, Sliema, Gżira, Msida, Ta’ Xbiex, Swieqi and San Ġwann.
Long Private Residential Lease
A Long residential lease cannot have a duration of less than one year and shall cease to have effect upon the expiration of its term provided that the Lessor gives notice to the lessee at least 3 months before by registered letter.
Termination by the lessor
In the event that the lessor does not serve the lessee with a notice of termination within 3 months before the expiry of the term, then the private residential lease shall be deemed to have been renewed for a further one-year period and shall continue to be renewed in the absence of a notice of termination by the lessor. This does not apply to short private residential leases.
Termination by the lessee
The lessee may not withdraw from a long private residential lease before the lapse of:
(a) six (6) months in the case where the lease is for a period of less than two (2) years;
(b) nine (9) months in the case where the lease is for a period of two (2) years or more but less than three years; or
(c) twelve months in the case where the lease is for a period of three (3) years or more.
In the event that, the lessee withdraws from a long private residential lease before the lapse of the period noted above, then the lessor may retain an amount not exceeding one (1) month’s rent from the deposit left by the lessee by way of security. However, that the lessor may still proceed against the lessee to collect any other amount due by him.
From the lapse of the periods mentioned above onwards, the lessee may withdraw at any time by giving notice to the lessor by registered letter:
(a) at least one (1) month before in the case where the lease is for a period
of less than two 2) years;
(b) at least two (2) months before in the case where the lease is for a period
of two (2) years or more but less than three (3) years; or
(c) at least three (3) months before in the case where the lease is for a
period of three (3) years or more.
No penalty can be imposed on the lessee for exercising his rights of withdrawal according to the periods stipulated above.
Yearly price increases.
These can only take place once a year and cannot exceed the annual variations in the property price index published by the NSO. The annual variation shall be understood as the average of the previous four quarters recorded until the date of the increase and may never exceed 5%. A negative average variation shall not result in the reduction of the rent.
Water and electricity service
The lessor is bound to acknowledge the number of persons residing in the tenement for the purpose of calculating the correct tariff applicable for electricity and water supply, and to grant the lessee access to the account details relative to the leased tenement.
The lessor’s obligations shall be without prejudice to the lessee’s possibility of applying for his temporary recognition as a consumer by the service provider and to assume responsibility for the payment of bills relative to the leased tenement, in his own name.
Any additional amounts incurred by the lessee as a result of the lessor’s default to maintain his obligations shall be recoverable by the lessee. Provided that the lessee may retain part of the rent due for the purpose of reimbursement of such expenses.
The lessee shall ensure that no arrears for water and electricity services are pending with respect to the period of the lease. The non-payment of water and electricity bills during any period of the lease shall be considered as a partial default and it shall entitle the lessor to demand the dissolution of the contract in accordance with article 1570 of the Civil Code:
The tenant shall not be bound to pay the utility services until he is provided with a copy of the bill.
Short private residential lease
A short private residential lease is any lease, which is negotiated for a duration of six (6) months and which is meant to satisfy the need of the following categories of lessees:
(a) non-resident workers who are employed either for a period less than six months or only to complete a specific task within a maximum period of six (6) months;
(b) non-resident students who are enrolled in courses for less than six months;
(c) residents who need to rent an alternative primary residence for a period of less than six (6) months;
(d) non-residents who need to rent a tenement for a period of less than six (6) months, provided that, they would not be seeking to establish their long residence in Malta.
A contract of short private residential lease shall identify the specific category within which the lessee falls into and attest it through attached documentation. In the absence of either of these requirements the contract shall be deemed to be a long private residential.
Short private residential leases may not be extended.
Any short private residential lease negotiated for a period exceeding six (6) months shall be deemed to be a long private residential lease.
Termination of a short private residential lease
The lessee may not withdraw from a short residential lease before the lapse of one month. After the lapse of one (1) month the lessee may withdraw at any time by giving one-week prior notice by registered letter and no penalty may be imposed on the lessee for exercising his rights of withdrawal.
Shared Residential Space
Any contract entered into, for the lease of a shared residential space shall have a duration of six (6) months and the lessee may withdraw from the lease, at any time, by giving one (1) week prior notice to the lessor by a registered letter.
Standard Renting Procedures
The term ‘Long Let’ generally refers to a rental of one (1) year or more. Rent prices for long lets are generally significantly lower than any short term rentals and offer more advantages to the lessee.
Long Let agreements require a security deposit usually equivalent to one (1) month’s rent and the rent is paid generally monthly or quarterly in advance. These conditions can change depending on what has been agreed between the Lessor and the Lessee.
Rent is generally paid directly to the landlord or in some cases to the agency depending on the landlord’s wish. Payment of rent is nowadays also commonly done via internet banking.
The Lessee enters into a rental contract that binds him/her to a stipulated period of time. The contract will list general conditions that safeguard both the Lessor as well as the Lessee, specific clauses can sometimes be included depending on the agreement between both parties. Some standard clauses usually include prohibiting the Lessee from subletting the property and from keeping pets in the premises unless written authorisation is given by lessor.
For Long Private Residential Leases, the agency fees are paid by both parties.
- This fee is equivalent to 50% + VAT of the first month’s rent.
- This is paid by both the Lessor as well as the Lessee.
- The fee is only paid once regardless of the duration of the lease, and is non-refundable.
For Short Private Residential Leases, the agency fees are paid by both parties.
- This fee is equivalent to 10% + VAT of the total rent up to a maximum of the 1st 5 months of the contract.
- This is paid by both the Lessor as well as the Lessee.
- The fee is non-refundable.