Rent Agreement Format on Stamp Paper: Page-by-Page Guide
Key takeaways
- Only the first sheet is the stamp: the agreement's opening goes on the stamp paper or e-stamp certificate and the clauses run on plain, initialled continuation sheets.
- The certificate's first party, second party, article, consideration, payer and property fields must mirror the agreement; SHCIL allows no changes once it is generated.
- Stamp before or at signing (Section 17); an unstamped or under-stamped agreement is inadmissible until duty plus a penalty of Rs 5 or ten times the duty or deficit, whichever is higher, is paid (Section 35).
- Duty is a state formula, not a flat value: Maharashtra Article 36A, Karnataka Article 30, Telangana 0.40 percent; Delhi's rate is commonly cited at 2 percent but should be confirmed on the Delhi Revenue Department's Schedule I-A.
- Registration is a separate step: needed over twelve months anywhere and for every leave and licence agreement in Maharashtra.
Rent agreement format in stamp paper: only the first sheet is the stamp. On non-judicial stamp paper the opening goes on the stamp sheet and clauses run on plain continuation pages; with an e-stamp, the certificate is sheet one. Initial every page, sign the last with two witnesses, and stamp before or at signing (Section 17, Indian Stamp Act, 1899).
Stamping is only half of execution. If your tenancy runs beyond twelve months, or is a leave and licence agreement in Maharashtra, the stamped and signed pages must also go to the Sub-Registrar; the rent agreement registration process and cost guide covers that step.
Stamp paper or e-stamp certificate: which sheet you will actually hold
Stamp duty is a state subject, so the sheet you hold depends on where the property is; the layout rules apply to both forms.
Physical non-judicial stamp paper
The printed sheet sold by licensed vendors, with state name, denomination and serial number at the top and a blank area below where the agreement's first page is typed. Where a state still allows it, franking (a stamp office or bank impresses the duty on your paper) is another route. Which value to buy depends on your state's schedule, covered below; "Rs 100 stamp paper works everywhere" is a myth.
The e-stamp certificate (SHCIL) and what is printed on it
Under e-stamping you pay duty electronically and receive a computer-generated e-stamp certificate. StockHolding Corporation of India (SHCIL), the only Central Record Keeping Agency appointed by the Government of India for this, describes e-stamping as an internet-based, secured electronic way of paying non-judicial stamp duty to the government. As of 20 March 2025 it was implemented in 26 States and Union Territories, with online payment and self-printing in 15 of them, including Delhi and Karnataka. Certificates are issued at StockHolding branches, at an Authorised Collection Centre (ACC) such as a bank counter, or online.
The certificate carries a Unique Identification Number (UIN), the article and description of the document, the duty amount, both party names, who purchased and who paid the duty, and a short property description. It is tamper proof and verifiable through SHCIL's online inquiry module. In common practice the agreement is printed below the certificate's marked area or attached behind it as continuation sheets.
States where e-stamp is the only option
Delhi is the clearest example: a circular of the Department of Revenue, Delhi dated 02-07-2015 directs all Collectors of Stamps to collect stamp duty through e-stamp only. There an Authorised Collection Centre (ACC) can issue certificates for duty up to Rs 500, with separate application forms for duty below Rs 501 and above. Karnataka differs: its registration department's FAQ allows a document written on plain paper with duty paid by demand draft, pay order or challan within two months of execution, then certified by the District or Sub-Registrar. For how e-stamping works state by state, see e-stamp paper for rent agreements; for the buying steps and duty tables see the e-stamp paper guide.
Page-by-page layout of a rent agreement on stamp paper
Most sub-registrar offices and ACCs expect this pattern whether the first sheet is paper or a certificate; initialling and placement are convention, not statute.
| Page | What is printed here | Who signs or initials | Common mistake |
|---|---|---|---|
| Page 1: stamp sheet or e-stamp certificate | Title ("RENT AGREEMENT" or "LEAVE AND LICENCE AGREEMENT"), place and date, names and addresses of landlord and tenant, opening recital. On a certificate, text starts below the printed block. | Both parties initial at the foot. | Leaving the stamp sheet blank, or typing over the certificate's printed fields. |
| Pages 2 onwards: continuation sheets | The numbered clauses (term, rent, security deposit, maintenance, notice, lock-in) on plain A4, with page numbers and "continuation of stamp/certificate no. ..." in the header. | Landlord and tenant initial every page. | Unnumbered loose sheets; a page swapped after signing. |
| Last page: signatures | "IN WITNESS WHEREOF" line, signature blocks for landlord/licensor and tenant/licensee, two witness blocks with names and addresses. | Both parties sign in full; two witnesses sign. A notary public may attest here, but attestation is optional and is not stamping or registration. | Only one witness; assuming the notary seal replaces registration. |
Keep the stamp sheet to the identifying parts, so nobody can later claim the stamp belongs to another document. On a certificate, start below the printed block, or attach the agreement behind and write "attached to e-stamp certificate UIN ..." on the first continuation sheet. Number every continuation sheet, print single-sided, and have both parties initial each one.
Match the certificate to the agreement: six fields that must agree
Whatever you enter on the e-stamp application form is printed permanently. The official SHCIL form for Delhi (version 5.2) asks for the document description (article), stamp duty amount, a property description of up to 100 characters, the consideration, first-party details (name, address, phone, PAN, pin code), second-party details, who purchased the duty, who paid it and the mode of payment. Its printed notes warn that the counter cannot confirm the article type or duty amount, that no modifications are possible once the e-stamp is generated, and that payment cannot then be cancelled or refunded by SHCIL; cancellation goes through the Competent Authority at the Stamp Office.
| Certificate field | What to enter | Where it appears in the agreement | If it does not match |
|---|---|---|---|
| First party | Landlord or licensor, full name as on ID, with address | Parties block on page 1; signature block | The certificate cannot be modified once generated (SHCIL form); a fresh certificate means paying again |
| Second party | Tenant or licensee, full name as on ID | Parties block; signature block | The certificate cannot be modified once generated (SHCIL form); a fresh certificate means paying again |
| Document description / article | "Rent agreement" or "Lease" under your state's lease article; "Leave and Licence" (Maharashtra Stamp Act, Article 36A) | Title line on page 1 and the clause describing the grant | Wrong article means wrong duty; the counter cannot confirm it for you |
| Consideration | The rent and deposit basis used for duty (state formulas below) | Rent clause and security deposit clause | Duty short for the stated rent: document treated as under-stamped (Section 35) |
| Stamp duty paid by | Normally the tenant; the Delhi revenue FAQ states duty on a lease or rent deed is payable by the lessee | Costs clause ("stamp duty and registration charges borne by ...") | Record the payer the agreement's costs clause names |
| Property description | Flat or house number, building, street, city, within the character limit | Premises recital on page 1 and the schedule of property | Certificate cannot be tied to the premises |
How much duty the sheet must carry: Maharashtra, Karnataka, Telangana, Delhi
These four states have a legal basis readable from official sources; the figures are formulas, not a flat value.
| State | Legal basis | Duty base | Example duty (Rs 20,000/month, Rs 1 lakh deposit, 11 months) | Registration |
|---|---|---|---|---|
| Maharashtra | Maharashtra Stamp Act, Article 36A(a) (substituted w.e.f. 1-5-2013) | 0.25 percent of total rent for the term + non-refundable deposit + 10 percent per annum interest on the refundable security deposit; terms up to 60 months | 0.25 percent of (2,20,000 + 9,166.67) = about Rs 573 | Every leave and licence agreement; IGR calculator applies a flat Rs 1,000 municipal / Rs 500 rural plus DHC |
| Karnataka | Karnataka Stamp Act, 1957, Article 30(1)(i) | Fifty paise per Rs 100 on average annual rent + premium + fine + money advanced (the Explanation includes the security deposit); residential terms up to one year capped at Rs 500 | 0.5 percent of 3,20,000 = Rs 1,600, capped at Rs 500 | Above one year: one rupee per Rs 100 and registration |
| Telangana | Telangana Registration and Stamps Department ready reckoner (G.O.Ms.No.58/59, 20.07.2021) | Lease below one year: 0.40 percent stamp duty on total rent, no transfer duty, 0.20 percent registration fee | 0.40 percent of 2,20,000 = Rs 880; Rs 440 registration fee if registered | Registration fee 0.20 percent (on total rent below one year; on average annual rent for longer terms). Longer terms: stamp duty 0.50 percent (1-5 years residential) / 1.00 percent (5-10 years) on average annual rent |
| Delhi | Schedule I-A, Article 35 (lease-rent deed up to 1 / 5 / 10 years); e-stamp only since the 2015 circular | Widely cited as 2 percent of average annual rent for up to five years under Article 35; confirm the amount on the Delhi Revenue Department's Schedule I-A before buying | Verify before buying; the counter will not confirm the amount | Required over twelve months; duty payable by the lessee per the Delhi FAQ |
Worked example: Rs 20,000 rent, Rs 1 lakh deposit, 11 months
Maharashtra: rent for the term 20,000 x 11 = Rs 2,20,000, plus notional interest on the refundable security deposit of 10 percent x 1,00,000 x 11/12 = Rs 9,166.67, gives Rs 2,29,166.67; duty at 0.25 percent = Rs 572.92, about Rs 573 before rounding on the Leave and License 2.0 portal (which computes stamp duty, registration fee and DHC from licence period, deposits, rent and location). Karnataka: 0.5 percent of (2,20,000 + 1,00,000) = Rs 1,600, capped at Rs 500 for a residential term up to one year. Telangana: 0.40 percent of Rs 2,20,000 = Rs 880, plus Rs 440 registration fee at 0.20 percent if registered. Delhi: widely cited as 2 percent of average annual rent for up to five years under Article 35; confirm the amount on the Delhi Revenue Department's Schedule I-A before buying.
When the agreement also needs registration
Registration is mandatory when the tenancy exceeds twelve months; in Maharashtra every leave and licence agreement must be registered regardless of length under the Maharashtra Rent Control Act, 1999, with a fine of up to Rs 5,000 and imprisonment of up to three months under Section 55 of that Act for not registering, per the site's registration guide.
Sample rent agreement format for the stamp page (copy and adapt)
What to type on the stamp sheet
Type this in the writing area of the non-judicial stamp paper or below the printed block of the e-stamp certificate. In Maharashtra use "LEAVE AND LICENCE AGREEMENT", "Licensor" and "Licensee".
- Title line: RENT AGREEMENT
- Execution line: This Rent Agreement is made at [city] on this [day] day of [month], [year].
- Parties block: BETWEEN [landlord full name], son/daughter/wife of [name], residing at [address], PAN [optional] (the "Landlord") of the ONE PART; AND [tenant full name], son/daughter/wife of [name], residing at [address] (the "Tenant") of the OTHER PART.
- Recital: WHEREAS the Landlord owns [flat/house no., building, street, city, PIN] (the "Premises") and has agreed to let the Premises to the Tenant on the terms below.
- Bridge line: NOW THIS AGREEMENT WITNESSES AS FOLLOWS: (continued on page 2)
Clause order for the continuation pages
- Term: start and end dates (11 months is common); renewal by fresh agreement.
- Rent and due date: amount in figures and words, due date, mode.
- Security deposit and refund: amount, deductions, refund timeline.
- Maintenance and society charges: who pays what.
- Utilities: electricity, water, gas, internet: paid by whom.
- Lock-in: minimum period before either side may terminate.
- Notice: notice period after lock-in.
- Access: when the landlord may enter the premises, and on what notice.
- Repairs: which repairs fall to the landlord and which to the tenant.
- Use of premises: residential only, number of occupants.
- Subletting: prohibited without written consent.
- Handover: condition of the premises and return of keys at the end of the term.
- Jurisdiction: courts of the city where the premises are.
- Registration and costs: who bears stamp duty and registration fees (match the certificate's payer field).
The site's free generator at /generate/ builds these continuation pages as a PDF in your browser (nothing is uploaded), with parties, premises, rent, security deposit, notice and governing law; print its output behind your stamp sheet, then add the signature page and witness blocks.
Signing, stamping and the mistakes that void the stamp
Section 17, Indian Stamp Act, 1899 requires that all instruments chargeable with duty and executed in India be stamped before or at the time of execution. Section 35, Indian Stamp Act, 1899 is the consequence: such an instrument is not admitted in evidence, acted upon, registered or authenticated unless duly stamped, and the proviso lets it in only on payment of the duty or deficit plus a penalty of Rs 5 or ten times the duty or deficit, whichever is higher.
| Mistake | What the law says | Fix |
|---|---|---|
| Signed first, stamp bought later | Section 17: stamp before or at execution (Karnataka's two-month challan route is the documented exception) | Re-execute on a fresh, correctly dated stamp |
| Duty short for the state formula | Section 35: inadmissible until deficit plus penalty (Rs 5 or ten times, whichever is higher) | Buy an additional certificate for the deficit before signing |
| Names on the certificate differ from the agreement | Certificate cannot be modified once generated (SHCIL form note) | Generate a new certificate; cancel the old one via the Competent Authority |
| Agreement over one year not registered | Registration mandatory beyond twelve months | Present the stamped, signed set to the Sub-Registrar |
| Maharashtra leave and licence not registered | Registration required regardless of term; Section 55 MRCA penalty | File on the Leave and License 2.0 portal |
Sign the certificate preview only after every field matches the agreement, since nothing can be corrected afterwards, and verify the UIN before handing over a deposit; the SHCIL e-stamping page explains the system and its verification facility. Once the pages are stamped, initialled and signed, check whether the agreement must be registered (over twelve months anywhere; every leave and licence in Maharashtra) using the registration guide linked above.
Frequently asked questions
Does the whole rent agreement have to be typed on stamp paper?
No. One stamp sheet or one e-stamp certificate carries the duty for the whole instrument. The opening (title, place, date, parties) goes on that first sheet and the clauses continue on plain A4 continuation sheets, each initialled by both parties, with full signatures and two witnesses on the last page.
Can a rent agreement be written on plain paper and stamped later?
Generally no: Section 17 of the Indian Stamp Act, 1899 requires stamping before or at execution, and an unstamped instrument is inadmissible until duty and a penalty are paid (Section 35). Karnataka is the documented exception: its registration FAQ allows a document written on plain paper with duty paid by DD, pay order or challan within two months of execution, then certified by the District or Sub-Registrar.
Whose name should be on the stamp paper or e-stamp certificate?
Both parties: the landlord or licensor as first party and the tenant or licensee as second party, spelled exactly as in the agreement. The certificate also records who purchased and who paid the duty. In Delhi the revenue department's FAQ states that duty on a lease or rent deed is payable by the lessee, so the tenant is usually named as payer.
Is an e-stamp certificate valid as stamp paper for a rent agreement?
Yes, where the state has adopted e-stamping. SHCIL reports e-stamping in 26 States and UTs as of 20 March 2025, and Delhi has directed since 2015 that stamp duty be collected through e-stamp only. The certificate carries a Unique Identification Number that can be verified on SHCIL's inquiry module, and the agreement is printed below its marked area or attached behind it.
What if the rent agreement was signed before the stamp was bought?
The instrument was not stamped at execution as Section 17 requires. Under Section 35 it cannot be admitted in evidence, acted upon or registered until the duty is paid together with a penalty of Rs 5 or ten times the duty, whichever is higher. The clean fix is to re-execute the agreement on a fresh stamp dated before or on the signing date.
Do witnesses have to sign every page of the agreement?
No rule requires it. Standard practice, and what registration offices expect, is two witnesses signing once on the last page with their names and addresses, while the landlord and tenant initial every continuation sheet and annexure. Initials on each page tie the sheets to the stamp; witness signatures confirm they saw the parties sign.
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Start nowThis article is general information, not financial, tax or legal advice. Figures are approximate and change over time — always verify with a qualified professional or the official source before making a decision.
Written and reviewed by the Rent Agreement Generator editorial team. Facts checked against primary sources; see the reference above.