Uttar Pradesh Rent Agreement on e-Stamp Paper
Renting in Noida, Ghaziabad, Lucknow or anywhere else in UP — drafted for the state's own 2021 tenancy law, executed on a genuine e-stamp certificate, couriered to your door. Scan copy the same working day.
Your office is in Delhi. Your tenancy is not.
Noida and Ghaziabad together form one of the largest rental markets in the country, and a very large share of the people renting there commute into Delhi every day. It creates a persistent and expensive assumption: that Delhi's rules apply. They do not. Stamp duty, registration and tenancy law all follow the location of the property.
| Same tenancy, two states | Delhi | Uttar Pradesh |
|---|---|---|
| Stamp duty on an 11-month agreement | ₹100 flat | 2% of rent + deposit |
| Is the deposit in the base? | Adds a flat ₹100 | Yes, fully |
| Tenancy statute | Delhi Rent Control Act, 1958 | UP Regulation of Urban Premises Tenancy Act, 2021 |
| Is there a Rent Authority? | No | Yes, under the 2021 Act |
| Registration portal | SHCIL | IGRSUP |
A flat in Sector 62 Noida is governed by Uttar Pradesh law even if you are at your desk in Connaught Place by nine. Renting on the Delhi side instead? See our Delhi rent agreement page.
UP actually enacted a modern tenancy law
The Model Tenancy Act, 2021 is a central model that most states have quietly ignored. Uttar Pradesh did not. The Uttar Pradesh Regulation of Urban Premises Tenancy Act, 2021 commenced on 11 January 2021 and governs tenancies created on or after that date. That puts UP in a small group of states with a genuinely current tenancy framework rather than a rent control statute from the last century.
The 2021 Act governs tenancies created on or after 11 January 2021. The older UP Urban Buildings (Regulation of Letting, Rent and Eviction) Act, 1972 continues to apply to tenancies that pre-date it and to rent-controlled premises. Your commencement date decides which framework you sit in, and the two give you materially different rights. If your tenancy is being created now, it is the 2021 Act.
A Rent Authority
The 2021 Act establishes a Rent Authority, with the tenancy intended to be intimated to it. Disputes go to Rent Courts and Rent Tribunals rather than ordinary civil courts.
A cap on security deposit
The Model Tenancy framework the Act is built on limits residential security deposits. If a Noida landlord is asking for six months, that sits outside what the framework contemplates.
A written agreement, by design
The Act is built around a written tenancy agreement with agreed terms for rent revision. Vague renewal language undercuts the protections it gives you.
2% of rent plus deposit — capped at ₹10,000
Lease duty in Uttar Pradesh is charged under Article 35 of Schedule I-B of the UP Stamp Act at 2% of the total rent for the full term together with the deposit or advance, subject to a minimum of ₹100 and a maximum of ₹10,000.
| Component | Treatment |
|---|---|
| Rate | 2% of total rent for the term + deposit |
| Minimum duty | ₹100 |
| Maximum duty | ₹10,000 |
| Registration fee, where registration applies | 2% of annual rent, or ₹300, whichever is higher |
The ₹10,000 ceiling starts to bite once the base — total rent plus deposit — crosses ₹5,00,000. On an eleven-month term that is roughly ₹45,000 a month. Below that you pay the percentage; above it, the cap holds. It is the reason a high-value Noida or Ghaziabad lease is far cheaper to stamp here than the raw percentage suggests.
The UP government has also notified concessional rates on lease and rent agreements. We compute the current figure for your specific agreement on IGRSUP before anything is paid.
A Noida flat, eleven months versus twelve
₹20,000 a month with a ₹40,000 deposit. Notice that the deposit sits inside the base — that is the step people miss when they carry Delhi habits across the border.
- Total rent ₹2,20,000 + deposit ₹40,000 = ₹2,60,000
- 2% of ₹2,60,000, well inside the cap
- No Sub-Registrar appointment
- No registration fee
- Duty rises with the longer term, up to the ₹10,000 cap
- Registration fee of 2% of annual rent on top
- Both parties attend the Sub-Registrar via IGRSUP
- If unregistered: inadmissible as evidence (s.49)
Skipping registration on a short agreement is allowed. Skipping stamping is not. Every UP rent agreement must be executed on an e-stamp certificate of the correct value, whatever the term. Notarisation is not a substitute either — a notary certifies signatures, nothing more. Notarised vs registered, explained.
Four steps, no office visit
Uttar Pradesh issues e-stamp certificates through the Stock Holding Corporation network, with registration handled via IGRSUP, the Inspector General of Registration's portal. Every certificate carries a unique identification number you can verify independently — do that before signing.
Fill the form
Parties, rent, deposit and term.
We draft it
Written for the 2021 Act, not a generic North India template.
e-Stamp procured
Duty computed on rent plus deposit, cap applied where it bites.
Delivered
Scan the same day, hard copy couriered.
Draft already written? Buy UP stamp paper on its own. Unsure of the denomination, see which stamp paper you need.
A sample UP rent agreement
Six clauses that decide the dispute
Security deposit
State the amount and the refund timeline. Keep the 2021 Act's deposit limits in mind — and remember the figure feeds your stamp duty base.
Rent revision method
The 2021 Act expects a defined mechanism rather than an arbitrary hike at renewal. Fix the percentage in writing.
Notice period
One month is the UP norm for monthly tenancies. State it explicitly and state it both ways.
Maintenance split
Structural repairs versus day-to-day upkeep, plus who pays society or apartment association charges.
Purpose of use
Residential or commercial. It affects which tenancy framework and protections apply.
Property description
Full address with sector, block and unit. Noida and Greater Noida sector addressing repeats across projects — be precise.
Four documents
- Aadhaar — landlord and tenant
- PAN — both parties
- Property address and ownership reference
- Signatures of both parties and two witnesses
Tenant police verification
UP Police runs tenant verification, and the Gautam Buddh Nagar and Ghaziabad commissionerates push it hard given the volume of transient rental population.
It is not completed by executing the agreement, and the obligation sits with the landlord.
Five expensive mistakes
- Using a ₹100 Delhi stamp paper for a Noida flat. Different state, percentage-based duty, and the deposit counts too.
- Leaving the deposit out of the base. UP charges on total rent plus deposit. Omitting it under-stamps the document.
- Ignoring the 2021 Act entirely. UP is not a plain Transfer of Property Act state any more, and the framework you sit in depends on your commencement date.
- Accepting an oversized security deposit without checking what the 2021 framework contemplates.
- A vague deposit clause. See our drafting do's and don'ts.
Delivered across Uttar Pradesh
Start your UP rent agreement
Drafted for UP's 2021 tenancy Act · duty computed on rent plus deposit · genuine e-stamp certificate · scan copy the same day
Create your rent agreementFrequently asked
Does a Noida rent agreement follow Delhi or UP rules?
UP rules. Stamp duty, registration and tenancy law follow the location of the property, not where you work. A Noida or Ghaziabad property is governed by Uttar Pradesh law even if your office is in Delhi — and the two states charge very differently.
What is the stamp duty on a rent agreement in Uttar Pradesh?
2% of the total rent for the full term together with the deposit or advance, subject to a minimum of ₹100 and a maximum of ₹10,000, under Article 35 of Schedule I-B of the UP Stamp Act. On a ₹20,000 a month Noida flat for eleven months with a ₹40,000 deposit, that works out to ₹5,200.
Does an 11-month rent agreement need registration in UP?
No. Section 17(1)(d) of the Registration Act, 1908 makes registration compulsory only for leases exceeding one year. Stamping, however, is required regardless of the term — skipping registration is allowed, skipping stamping is not.
Which law governs my UP tenancy — the 1972 Act or the 2021 Act?
The Uttar Pradesh Regulation of Urban Premises Tenancy Act, 2021 commenced on 11 January 2021 and governs tenancies created on or after that date. The older UP Urban Buildings (Regulation of Letting, Rent and Eviction) Act, 1972 continues for tenancies that pre-date it and for rent-controlled premises.
Is there a limit on security deposit in UP?
The Model Tenancy framework that the 2021 Act is built on limits residential security deposits. Confirm the figure that applies to your tenancy type before agreeing to a large deposit — and remember it also raises your stamp duty, since UP charges on rent plus deposit.
What is the registration fee for a lease in UP?
2% of the annual rent, or ₹300, whichever is higher. It applies once registration is triggered, which is at twelve months or more, and is paid at the Sub-Registrar through IGRSUP.
Renting outside Uttar Pradesh?
Stamp duty, registration rules and tenancy law change at every state border. Pick yours below.
Stamp duty per Article 35 of Schedule I-B of the Indian Stamp Act as applicable to Uttar Pradesh. Tenancy law per the Uttar Pradesh Regulation of Urban Premises Tenancy Act, 2021 (in force from 11 January 2021) and, for earlier tenancies, the UP Urban Buildings (Regulation of Letting, Rent and Eviction) Act, 1972. Registration position per Sections 17(1)(d) and 49 of the Registration Act, 1908. Registration is administered through IGRSUP. Rates are revised from time to time — confirm before execution.
