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新山房东出租房屋前，是否认真筛选过租客？

【新山律师版权所有】

很多房东出租房屋时，最关心的是：

租金多少？押金几个月？租客什么时候入住？

只要租客愿意支付订金，房东便很快签署租约和交出钥匙。

然而，真正重要的问题可能是：

您是否了解即将入住您房屋的人？

一旦租客入住后拖欠租金、擅自分租、非法使用单位或拒绝搬离，房东未必可以直接换锁、断水断电或搬走租客的物品。

因此，出租房屋的风险管理，应从签署租约前开始。

一、确认租客的真实身份

房东至少应确认签约人、付款人及实际入住者是否为同一人。

如果租客只愿意通过WhatsApp提供模糊文件、不愿说明实际入住者，或者要求以他人的名字签署租约，房东便应提高警惕。

二、了解租客是否有能力长期支付租金

准时支付第一个月租金，不代表租客有能力承担整个租期。

在决定出租前，房东应合理了解租客的工作、收入来源及租金支付能力，而不是只听取口头承诺。

如涉及个人资料或信用审查，也应注意《个人资料保护法令》（PDPA）的要求，并在适当情况下取得租客同意。

三、了解房屋的真正用途

出租住宅单位时，房东应了解房屋是否会被用作：

  1. 一般家庭居住；
  2. 员工宿舍；
  3. 分租房间；
  4. 短期住宿；
  5. 商业或其他用途。

如果是店屋、办公室或商业单位，更应先了解租客准备经营什么业务，以及该用途是否符合有关批准和管理规定。

租客表示“应该没有问题”，并不代表有关用途一定获得允许。

四、公司租客不能只看公司名称

如果承租人是一家公司，房东需要确认公司是否真实存在、谁有权代表公司签约，以及公司是否具备履行租约的能力。

有限公司与公司董事通常属于不同的法律主体。

公司拖欠租金，并不代表房东可以自动向董事个人追讨。因此，公司租客是否需要董事担保，应在签约前考虑清楚。

五、检查管理处及物业使用限制

公寓、服务式公寓和商业大厦通常受到JMB、MC或管理处规则约束。

即使房东同意租客的用途，也不代表管理处一定允许。

短期出租、员工宿舍、宠物、分租、装修及商业活动，都可能受到限制。房东最好在签约前确认，而不是等租客入住后才发现问题。

六、不要因为担心房屋空置而仓促决定

房屋暂时空置，可能只是损失一段时间的租金。

但是，如果选择了不适合的租客，房东可能面对：

  1. 长期拖欠租金；
  2. 水电费及管理费欠款；
  3. 房屋损坏；
  4. 擅自分租；
  5. 邻居或管理处投诉；
  6. 非法或未经批准的用途；
  7. 租约终止及收回房屋的法律纠纷。

因此，愿意最快付款或愿意支付最高租金的人，不一定就是最合适的租客。

七、筛选租客后，租约仍然必须写清楚

租客背景看起来没有问题，也不代表可以随便使用网上下载的租约。

租金、押金、用途、入住人数、维修责任、分租限制、违约处理、终止租约及交还房屋等事项，都应根据实际情况写清楚。

筛选租客，是决定房屋应不应该交给对方；租约，则是在问题发生时确定双方的权利。两者缺一不可。

给新山房东的提醒

出租房屋不是交出钥匙后，每个月等待收租那么简单。

在收取订金、签署租约及允许租客入住前，房东应先了解：

  1. 租客是谁；
  2. 谁会实际入住；
  3. 租金由谁支付；
  4. 房屋会被如何使用；
  5. 是否涉及公司、分租或担保；
  6. 有关用途是否受到限制；
  7. 租约是否足以保障房东。

尽职调查无法保证租客永远不会违约，但可以减少房东在资料不清楚的情况下，把房屋交给不适合的人。

常见问题 Frequently Asked Questions

Q1. 房东可以在租客欠租后直接换锁吗？

房东不宜自行换锁、断水断电或搬走租客的物品。应先审查租约，并按照适当法律程序处理。

Q2. 公司租客欠租，董事是否需要负责？

不一定。公司与董事通常是不同的法律主体。若需要董事承担个人责任，应在签约前作出适当的担保安排。

Q3. 签署租约前是否需要检查租客？

需要。合理筛选租客可以降低身份不明、付款能力不足、擅自分租及不当使用房屋的风险。

Q4. 使用网上下载的租约可以吗？

标准模板未必适合每一项租赁。住宅、商业单位、公司租客及员工宿舍所涉及的风险和条款可能不同。

William Florence & Partners 可协助新山及柔佛一带的房东审阅租赁合约、欠租记录及通知文件，并根据实际情况评估追讨欠租及取回单位的适当法律途径。

William Florence & Partners
新山产业律师｜新山律师事务所

总行 — Larkin, Johor Bahru
地址：No. 34-01, Jalan Idaman 2, Taman Larkin Idaman, 80350 Larkin, Johor
电话：07-226 6533 / 07-224 2277
传真：07-223 7722
WhatsApp：016-9801518
电邮：william.lim@wfpartners.com.my

Southkey 分行 — Johor Bahru
地址：C-3-28, Block C, Pusat Komersial Bayu Tasek, Persiaran Southkey 1, 80150 Johor Bahru, Johor
电话：07-287 7925
电邮：florence.toh@wfpartners.com.my

Nusa Jaya Mas 分行 — Skudai
地址：15A, Jalan NJM 1/1, Taman Nusa Jaya Mas, 81300 Skudai, Johor
电话：07-559 2883
手机／WhatsApp：016-788 9176
电邮：william.lim@wfpartners.com.my
网站：https://wfnpartners.com/

免责声明

本文仅供一般公众法律意识及资讯分享，不构成针对任何个别租赁交易的法律意见。每项租赁的事实、物业用途及租约条款可能不同，房东在采取行动前应根据实际情况寻求专业法律意见。

Johor Bahru Landlords: Have You Properly Screened Your Tenant Before Renting Out Your Property?

When renting out a property, many landlords are primarily concerned about:

How much is the rent? How many months’ deposit will be paid? When will the tenant move in?

Once a prospective tenant agrees to pay the booking deposit, the landlord may quickly sign the tenancy agreement and hand over the keys.

However, the more important question may be:

How well do you know the person who will be occupying your property?

Once a tenant has moved in, the landlord may not simply change the locks, disconnect the water or electricity supply, or remove the tenant’s belongings if the tenant subsequently defaults on rent, sublets the property without permission, uses it for unlawful purposes or refuses to vacate.

Risk management should therefore begin before the tenancy agreement is signed.

1. Verify the Tenant’s Identity

A landlord should at least confirm whether the person signing the tenancy agreement, the person paying the rent and the actual occupant are the same person.

The landlord should exercise caution if a prospective tenant:

  • Only provides unclear documents through WhatsApp;
  • Refuses to identify the actual occupants; or
  • Requests that the tenancy agreement be signed under another person’s name.

2. Assess the Tenant’s Ability to Pay Rent Throughout the Tenancy

Paying the first month’s rent on time does not necessarily mean that the tenant can afford the rent throughout the entire tenancy.

Before agreeing to rent out the property, the landlord should reasonably verify the tenant’s employment, source of income and ability to pay the rent instead of relying solely on verbal assurances.

Where personal information or credit checks are involved, the landlord should also comply with the Personal Data Protection Act 2010 (PDPA) and obtain the tenant’s consent where appropriate.

3. Understand the Intended Use of the Property

When renting out a residential unit, the landlord should determine whether it will be used for:

  1. Ordinary family accommodation;
  2. Employee accommodation;
  3. Room-by-room subletting;
  4. Short-term accommodation; or
  5. Business or other purposes.

For a shop lot, office or commercial unit, the landlord should determine what business the tenant intends to operate and whether the proposed use complies with the relevant approvals and management rules.

A tenant’s assurance that “there should be no problem” does not mean that the proposed use is necessarily permitted.

4. Do Not Consider Only the Company’s Name When the Tenant Is a Company

Where the tenant is a company, the landlord should verify that the company exists, identify the person authorised to sign on its behalf and assess whether the company can fulfil its obligations under the tenancy agreement.

A company and its directors are generally separate legal persons.

If the company defaults on the rent, the landlord cannot automatically recover the unpaid rent from its directors personally. Whether a director’s guarantee is required should therefore be considered before the tenancy agreement is signed.

5. Check the Management Rules and Restrictions on the Property’s Use

Apartments, serviced apartments and commercial buildings are commonly subject to rules imposed by the Joint Management Body (JMB), Management Corporation (MC) or building management.

Even if the landlord agrees to the tenant’s proposed use, this does not mean that the building management will necessarily allow it.

Short-term rentals, employee accommodation, pets, subletting, renovations and commercial activities may be restricted. The landlord should verify the applicable rules before signing the tenancy agreement instead of discovering the restrictions after the tenant has moved in.

6. Do Not Make a Hasty Decision Because You Are Worried About the Property Remaining Vacant

A temporarily vacant property may result only in the loss of rental income for a limited period.

However, selecting an unsuitable tenant may expose the landlord to:

  1. Prolonged rental arrears;
  2. Unpaid utility bills and maintenance charges;
  3. Damage to the property;
  4. Unauthorised subletting;
  5. Complaints from neighbours or the building management;
  6. Unlawful or unauthorised use of the property; and
  7. Legal disputes concerning termination of the tenancy and recovery of possession.

The person who offers to pay the fastest or agrees to the highest rent is not necessarily the most suitable tenant.

7. A Properly Drafted Tenancy Agreement Is Still Necessary After Screening the Tenant

Even if the tenant’s background appears satisfactory, the landlord should not simply rely on a tenancy agreement downloaded from the internet.

The tenancy agreement should clearly address matters such as:

  • Rent and deposits;
  • Permitted use of the property;
  • Number of occupants;
  • Repair and maintenance responsibilities;
  • Restrictions on subletting;
  • Consequences of default;
  • Termination of the tenancy; and
  • Handover and return of the property.

Tenant screening helps the landlord decide whether the property should be entrusted to the prospective tenant. The tenancy agreement determines the parties’ rights when a problem arises. Both are essential.

A Reminder for Johor Bahru Landlords

Renting out a property involves more than handing over the keys and waiting to collect the rent every month.

Before collecting a booking deposit, signing the tenancy agreement or allowing the tenant to move in, the landlord should determine:

  1. Who the tenant is;
  2. Who will actually occupy the property;
  3. Who will pay the rent;
  4. How the property will be used;
  5. Whether a company, subletting arrangement or guarantee is involved;
  6. Whether the proposed use is subject to any restrictions; and
  7. Whether the tenancy agreement adequately protects the landlord.

Due diligence cannot guarantee that a tenant will never default. However, it can reduce the risk of a landlord handing over the property to an unsuitable tenant without first obtaining sufficient information.

Frequently Asked Questions

1. Can a landlord change the locks immediately after the tenant defaults on the rent?

A landlord should not take matters into their own hands by changing the locks, disconnecting the water or electricity supply, or removing the tenant’s belongings. The tenancy agreement should first be reviewed, and the matter should be handled through the appropriate legal procedures.

2. Is a company director personally liable if the company fails to pay the rent?

Not necessarily. A company and its directors are generally separate legal persons. If a director is required to assume personal liability, an appropriate guarantee arrangement should be made before the tenancy agreement is signed.

3. Should a landlord screen a prospective tenant before signing the tenancy agreement?

Yes. Reasonable tenant screening can reduce the risks of an unidentified occupant, insufficient payment capacity, unauthorised subletting and improper use of the property.

4. Can a landlord use a tenancy agreement downloaded from the internet?

A standard template may not be suitable for every tenancy. Residential properties, commercial premises, company tenants and employee accommodation may involve different risks and require different terms.

William Florence & Partners assists landlords in Johor Bahru and throughout Johor with reviewing tenancy agreements, rental-arrears records and notices. Based on the circumstances of each case, we can also assess the appropriate legal options for recovering unpaid rent and obtaining vacant possession of the property.

William Florence & Partners
Johor Bahru Property Lawyer | Johor Bahru Law Firm

Head Office — Larkin, Johor Bahru
Address: No. 34-01, Jalan Idaman 2, Taman Larkin Idaman, 80350 Larkin, Johor
Tel: 07-226 6533 / 07-224 2277
Fax: 07-223 7722
WhatsApp: 016-980 1518
Email: william.lim@wfpartners.com.my

Southkey Branch — Johor Bahru
Address: C-3-28, Block C, Pusat Komersial Bayu Tasek, Persiaran Southkey 1, 80150 Johor Bahru, Johor
Tel: 07-287 7925
Email: florence.toh@wfpartners.com.my

Nusa Jaya Mas Branch — Skudai
Address: 15A, Jalan NJM 1/1, Taman Nusa Jaya Mas, 81300 Skudai, Johor
Tel: 07-559 2883
Mobile / WhatsApp: 016-788 9176
Email: william.lim@wfpartners.com.my
Website: https://wfnpartners.com/

Disclaimer

This article is intended solely for general legal information and public awareness. It does not constitute legal advice for any specific tenancy transaction. The facts, permitted use and contractual terms of each tenancy may differ. A landlord should obtain professional legal advice based on the actual circumstances before taking any action.

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