Renting in Sri Lanka: what to check before you sign

A tenancy is easy to enter and hard to leave badly — so the time to protect yourself is before you sign, not when something goes wrong.

Most rental disputes come down to something that was never written down. Settle the following in writing and you remove most of the ways a tenancy sours.

Confirm who you are dealing with

Check that the person letting the property actually owns it or is authorised to let it. It sounds basic, and it is exactly the basic thing that occasionally turns out to be wrong. A landlord confident in their position will not mind the question.

Insist on a written agreement

Always insist on a written tenancy agreement, even with a landlord you like. A verbal understanding is worth nothing on the day it is disputed. The agreement should cover the rent, the term, the notice period, the deposit and its return, who pays for what, and access — the ordinary things that become extraordinary when they are unclear.

Understand the money up front

Several months’ rent in advance is common in Sri Lankan residential lettings, and it is negotiable rather than fixed. Add the advance to the deposit and you often have a large sum committed on day one — know that total, and keep the advance (rent paid ahead) clearly distinct from the deposit (security held and returned).

Record the condition

Before you move a thing in, record the property’s condition in writing and photographs, and for a furnished let, go through an inventory item by item. This record is the single most powerful protection you have — it is what settles the deposit conversation at the end, in your favour, when it is accurate.

Read the repairs and access clauses

Broadly the landlord looks after the structure and major systems while you handle day-to-day upkeep, but the split should be spelled out rather than assumed. And a tenancy gives you the right to quiet enjoyment: a landlord should give reasonable notice before entering, except in an emergency. If either matters to you, get it in the agreement.

None of this is about distrust. It is about two people agreeing clearly, in writing, so that the relationship stays good — which is what a well-made tenancy quietly does.

Questions people ask

What should I check before signing a tenancy?

Check who actually owns the property, what the agreement says about the deposit and notice, and what condition the place is in on the day you take it. Get the condition recorded in writing with photos, because that record is what protects your deposit at the end.

Do I need a written tenancy agreement?

Yes — always insist on a written agreement, even with a landlord you like, because it is the only thing that settles a disagreement later. A verbal understanding is worth exactly nothing on the day it is disputed.

Why do landlords ask for several months in advance?

Asking for several months' rent in advance is common practice in Sri Lanka, particularly in the residential market, and it is negotiable rather than fixed. Understand the total you are committing up front — advance plus deposit — before you agree, because it is often a large sum.

Who pays for repairs during a tenancy?

Broadly, the landlord is responsible for the structure and major systems while the tenant looks after day-to-day upkeep, but the split should be spelled out in the agreement rather than assumed. Read that clause before you sign, not after something breaks.

How much notice do I have to give?

The notice period is whatever your written agreement says, so check it before you sign rather than when you want to leave. If it is not stated, that is a gap to fix before you commit, not a detail to wave through.

Are utilities included in the rent?

Usually not — electricity and water are typically the tenant's to pay on top of rent, but arrangements vary, so confirm what is included in writing. Ask to see recent bills for a realistic sense of the running cost.

Should there be an inventory for a furnished let?

Yes — a furnished property should come with an inventory listing what is provided and its condition, signed by both sides. Without one, disputes over a missing or damaged item at the end become your word against the landlord's.

Can the landlord enter whenever they want?

No — a tenancy gives you the right to quiet enjoyment, and a landlord should give reasonable notice before entering except in an emergency. If access terms matter to you, get them written into the agreement.