Rent Agreement Checklist for Students and PGs in Kota

Thousands of students arrive in Kota every year and most of them rent: a room in a family home, a PG with meals, or a private hostel near the coaching areas. A few minutes with a rent agreement checklist before paying can prevent the arguments that come up most often at the end of a stay: deposits that are not returned, surprise charges, and disputed notice periods. This guide is for students and parents. It is general information, not legal advice.

Before you agree anything

See the real room. Photos on a broker’s phone are not enough. Visit in daylight and, if possible, in the evening too. Check:

• Water supply and bathroom condition.
• Ventilation, a working fan and, in summer, whether a cooler or AC is included or extra.
• Electrical safety: no loose wires, proper switchboards, earthed sockets. Our electrician and plumber guide explains what good wiring looks like.
• Locks on the room and main door, lighting on stairs and at the entrance.
• Distance and route to your coaching centre and how safe it feels after dark.
• For PGs with meals, look at the kitchen and ask what a typical day’s menu includes.

Talk to current residents if you can. They will tell you more than the owner about water, power cuts and how deposits are handled.

What the agreement should say

Whether it is a formal agreement, a PG form or a signed receipt, make sure these points are written down and signed by both sides:

1. Names and addresses of the owner or operator and the student (and the parent who is paying, if different).
2. The exact room or bed, and whether it is shared.
3. Rent and due date, and how it is to be paid.
4. What the rent includes: meals, electricity, water, Wi-Fi, laundry, housekeeping, cooler or AC. If electricity is charged separately, write how (meter reading, fixed share).
5. Security deposit: the amount, what it can be used for, and when it will be refunded after you leave.
6. Notice period for both sides, and whether rent is charged for a full month if you leave mid-month.
7. Rules: visiting hours, guests, gate timings, cooking, noise. Rules are normal; they just need to be clear in advance.
8. Start date and duration, and what happens at the end (renewal, rent revision).
9. Condition at move-in: a list of furniture and fittings and any existing damage.

Registration, stamping and the 11-month agreement

Under the Registration Act, 1908, a lease of immovable property for more than one year must be registered. That is why many residential agreements run for 11 months. Shorter agreements can still attract stamp duty under state law. In Rajasthan, registration and stamp matters are handled by the Registration and Stamps Department, which runs the e-Panjiyan portal. Ask the owner how the agreement will be stamped, and keep a copy.

The central government’s Model Tenancy Act, 2021 is a model law for states to adopt; whether and how it applies depends on state legislation, so do not assume its provisions automatically apply in Kota.

Police verification

Police verification of tenants is widely expected in Rajasthan, and Rajasthan Police offers citizen services for it. The owner or operator usually submits the details. As a student:

• Provide accurate identity details and a photograph.
• Keep a copy or screenshot of what was submitted, or the acknowledgement.
• Be wary of any place that discourages verification altogether.

Paying rent and deposits

• Pay traceably: bank transfer or UPI, with a receipt or written acknowledgement for each payment.
• Do not pay a large deposit before you have seen the room and the terms are written down.
• Check the payee name on UPI matches the owner or business. Our UPI fraud guide covers common payment tricks, including fake “booking” requests.

At move-in and move-out

At move-in, walk round the room with the owner, take dated photos of walls, furniture, mattress, fittings and the bathroom, and list existing damage on the agreement.

At move-out, repeat the walk-round, take photos again, hand back keys against a written acknowledgement, and ask for the deposit refund in writing, referring to the agreed timeline. Fair deductions are for damage beyond normal wear and for unpaid dues, not for routine repainting.

Common disputes and how to avoid them

Most arguments at the end of a stay in student areas fall into a few patterns:

• Mid-session departures. A student leaves after a test result or a change of institute, and the owner asks for a full month’s rent or keeps the deposit. A notice clause agreed in advance settles this.
• Electricity bills. Disagreements over a shared meter are common in summer, when coolers and ACs run all day. Write down how the bill is split and note the meter reading on the first and last day.
• Damage claims. Without move-in photos, it is your word against the owner’s. Dated photos and a signed list solve most of these.
• Changed rules or rent mid-term. A written start date, duration and rent make it clear what was agreed.
• Brokers. If a broker is involved, ask who pays the fee and get a receipt.

Buying for your room

Once you have a room, our student room essentials guide lists what to buy locally and what to check in electrical items. For the bigger picture of the city and student support, read how Kota became a coaching capital.

Gas, heaters and electrical load

Two practical points are worth settling before you sign:

• Cooking gas: if the room or PG uses LPG, ask whose connection it is, where the cylinder is kept and whether the installation has been inspected. Our LPG cylinder guide explains the checks and what to do if you smell gas.
• Heaters and heavy appliances: some owners limit room heaters, kettles or induction cooktops because of wiring or electricity bills. Agree it in writing. Our winter shopping guide covers choosing a safe heater.

If something goes wrong

Most disputes settle with a calm conversation backed by your agreement and receipts. If not, put your request in writing. For safety concerns, contact the police. For student well-being, the national Tele-MANAS mental health helpline (14416) is free and available around the clock.