Verify who you are actually dealing with
Confirm whether you are speaking with the property owner directly or an agent. If an agent, ask for: their business registration certificate, a letter from the owner authorizing them to rent the property, and their phone contact. Verify the owner's name and phone independently (call and confirm).
Common scam: A fake 'agent' shows photos of a beautiful apartment online, takes your deposit, and disappears. The actual owner had no idea their property was listed. To prevent this: Visit the property in person before paying anything. Bring the owner to meet you (don't take the agent's word that the owner is 'unavailable').
Cross-check the listed address in Google Maps Street View, then visit in person. Compare photos in the online listing with current reality. Kitchens get renovated, walls change color, furniture moves. If the listing photo shows a brand-new kitchen but the actual unit has an old kitchen, the photos are old and the listing is not current.
For an agent-brokered rental, ask to see the agency's registration with the Kathmandu Municipality or Land Revenue Office. Legitimate agents have official paperwork. Example: 'I am from ABC Real Estate, registration #12345, licensed since 2023.' Verify this by calling the government office or checking online.
Read the lease before discussing the rent
Ask for a written lease agreement 24 hours before signing. Never sign a lease you have not read fully. Key clauses: (1) rent amount and payment date, (2) deposit amount and refund terms, (3) notice period to end tenancy (e.g., 30 days), (4) maintenance responsibility, (5) what constitutes 'damage' vs. 'normal wear', (6) rules about sublets or visitors.
Example: A landlord verbally says rent is ₹15,000/month, but the lease says ₹15,000 + ₹2000 maintenance + ₹1500 water. Real cost: ₹18,500. Without a written lease, you might be shocked by the first bill.
Ask explicitly: Are utilities (electricity, water, internet) included or separate? Is parking extra? Is there a water tank refill charge if the municipal supply fails? Example: Building has irregular municipal water, so tank refills cost ₹500–1000/week. If this is not disclosed upfront, you will be surprised by unexpected charges.
Clarify maintenance responsibilities: Who fixes a leaky roof—you or the landlord? Who paints the walls if they peel? Who maintains the toilet if it breaks? A good lease specifies: 'Landlord handles structural/major repairs (roof, walls, foundation). Tenant handles minor repairs (light bulbs, faucet washers, paint touch-ups).' Vague terms lead to disputes.
Protect your deposit with documentation
Agree in writing on the exact deposit amount, conditions that allow deductions (damage beyond normal wear, unpaid utilities), and the refund timeline (typically 10–30 days after move-out). Example: 'Deposit: ₹30,000. Deductions allowed for: damaged windows (>₹5000), broken appliances, unpaid utilities. Refund by [Date].'
On move-in, photograph EVERY room, closet, fixture, and existing damage with your phone (timestamp enabled). Take video narration: 'Kitchen has old tiles with cracks [point]. Living room has water stain on ceiling [point]. Bathroom faucet leaks.' Upload immediately to cloud storage.
Create a written condition report listing room-by-room damage/issues and ask the landlord or agent to sign it. Example: 'Living room: stain on wall, small hole in corner. Bedroom: worn paint, hairline crack in window.' Both sign and each gets a copy. This is your protection if the landlord claims you caused pre-existing damage.
Keep this documentation for the entire tenancy. Example dispute: At move-out, landlord claims you damaged the wall and deducts ₹10,000. You show photos from move-in with the same stain. Dispute resolved.
Check the building and neighborhood practically
Visit at different times: morning (6–8am, check water supply and traffic noise), midday (check sunlight, heat), evening (check neighborhood safety, noise from restaurants/bars), and late night (check safety, street lighting). A quiet building at 2pm might be a nightclub at 10pm.
Test water supply practically: Turn on taps and showers and run water for 5 minutes. Is pressure strong? Does it run all day or does the building run out by afternoon? Ask neighbors: 'What time does water usually cut off?' Example: A 'perfect' apartment has no water from 2–6pm daily—a serious issue if you need evening showers.
Check mobile network: Stand in different rooms and run a speed test (use speedtest.net on your phone). Some apartments have zero signal indoors. Example: Kathmandu has decent 4G coverage, but some concrete buildings block it. Test before committing.
Ask current or former tenants (if you can find them via the landlord or building guard): 'How is the landlord about repairs? If something breaks, how long does it take to fix?' Red flags: 'Repair requests take weeks' or 'He never responds to messages.' A responsive landlord is worth a slightly higher rent.
Clarify renewal, exit and dispute terms
Ask: 'What happens at lease renewal? Can you raise rent? By how much?' Nepal does not have strict rent-control laws; landlords can raise rent significantly. Example: Your 1-year lease at ₹15,000/month ends. Landlord offers renewal at ₹18,000/month (20% increase). You must either accept or leave.
Write into the lease: 'Rent increase at renewal limited to [X]% (e.g., 5% max), or either party can end tenancy without penalty with 30 days' notice.' This protects you from sudden large increases.
Clarify exit terms: 'If I need to leave early (emergency, relocation, job change), what notice period applies? Can I break the lease? What is the penalty?' Ideal: '30 days' notice to end tenancy. If you break before 12 months, forfeit [X]% of deposit or ₹[X].' Harsh terms: 'Full 12 months' rent due if you leave early'—avoid these.
For disputes, agree in writing on resolution process: 'If we disagree about a repair cost or deposit deduction, we first discuss in person. If unresolved, we take it to [Local Mediation Office / Police / Landlord-Tenant Association].' This prevents costly court battles.
Avoid common rental scams
Never transfer a deposit before visiting the property in person. Ever. No matter how convincing the photos or how urgent the landlord is. This is the #1 rental scam: Take deposit, give fake keys, disappear.
Red flags: (1) Price way below market ('₹8000/month in expensive Thamel'—too good to be true), (2) Landlord pushes you to decide immediately ('I have other interested tenants'), (3) Landlord is 'abroad and cannot meet you' ('but trust me'), (4) You can only contact via Viber/WhatsApp, no phone call works.
Verify agent credentials: Ask to see their business license (get the registration number). Call the municipal office or use the online registry to confirm the license is real. Many fake 'agents' operate without registration.
Use a trusted local intermediary if you cannot verify independently. Example: Ask your employer's HR, a local friend, or a reputable hotel for a referral to an agent. Word-of-mouth from locals is safer than online listings from strangers.
