Landlord Responsibilities in Bangladesh: Repairs, Safety, Fair Dealing

Landlord responsibilities in Bangladesh are rarely written down in one place. Most owners learn them the hard way: a tenant stops paying because the water pump has been broken for two weeks, a neighbour complains about a dangerous balcony railing, the police ask for tenant information that was never collected, or a dispute over a security deposit ends up in front of the local councillor. At the same time, many tenants have no clear idea what they can fairly expect from a landlord, so small misunderstandings turn into long arguments.

This guide sets out, in practical terms, what a responsible landlord in Bangladesh is expected to do: provide a safe and habitable home, carry out repairs, keep utilities and common services working, handle money transparently, respect tenants' privacy, follow lawful processes, keep proper records and meet tax and registration duties. It applies to owners of a single flat, a family building or a larger block, and much of it also applies to shop and market owners.

Disclaimer: this is general information, not legal advice. Relevant laws include the Premises Rent Control Act 1991 (বাড়ি ভাড়া নিয়ন্ত্রণ আইন, ১৯৯১), the Contract Act 1872, the Transfer of Property Act 1882, the Income Tax Act 2023, building and fire safety regulations, and city corporation rules. Specific provisions, limits and penalties change; confirm details with a lawyer, tax adviser, RAJUK or your city corporation.

Doing the basics well is not only about avoiding legal trouble. Tenants who feel fairly treated pay on time, look after the property and stay longer. Every time a good tenant leaves, you may lose one or two months of rent, pay for painting and repairs, and spend time finding and checking a new tenant. A reputation as a fair landlord also spreads: in many Dhaka neighbourhoods, the best tenants hear about vacancies through word of mouth.

1. Provide a Safe and Habitable Property

Before handing over the keys, the property should be fit to live in. That means at a minimum:

• A structurally sound building, with no dangerous cracks, loose plaster likely to fall, or unsafe balconies and railings.
• Working electrical wiring with proper switches, sockets and circuit breakers, and no exposed live wires.
• A safe gas connection (line gas or cylinder arrangement) without leaks.
• Running water, working toilets and drainage.
• Doors and windows that close and lock securely, including the main building gate.
• Reasonable protection from rain: no major roof or wall leaks.

A simple handover checklist, signed by both sides and supported by dated photos, records the condition at move-in. This protects you at move-out and shows the tenant you take the condition seriously. Our move-in checklist template gives you a ready format.

Fire and building safety

Safety does not end at handover. In multi-storey buildings, landlords and owners' associations should keep staircases and exits clear of stored furniture, motorbikes and gas cylinders, make sure the main gate and rooftop door can be opened quickly in an emergency, keep fire extinguishers serviced where they are installed, and have old wiring checked by a qualified electrician, especially before summer when air-conditioner loads rise. Generator rooms and electrical meter rooms should never double as storerooms. Building and fire safety rules apply to many buildings; check current requirements with RAJUK or your local building authority and the Fire Service and Civil Defence. Tell every new tenant where the main electrical switch, gas valve and nearest exit are. These small steps cost very little compared with the human and financial cost of a fire.

2. Carry Out Repairs Promptly and Fairly

The landlord is generally responsible for repairs to the structure and to the systems that make the property usable, while the tenant is responsible for damage caused by misuse and for minor day-to-day items. Put the split in your rental agreement. A typical division:

Respond quickly to urgent issues such as gas smells, electrical faults, major leaks or no water. Acknowledge routine requests and give a realistic date. A written system helps; see our maintenance request form template for flats, shops and offices.

3. Keep Utilities and Common Services Working

In Bangladeshi apartment buildings, the landlord (or the owners' association) usually manages shared services: water pumps and reservoirs, WASA connection, lift, generator, stair and corridor lights, security guards, caretaker, and waste collection. Responsibilities include:

• Paying the main bills on time so that DESCO, DPDC, NESCO, Palli Bidyut, WASA or Titas services are not disconnected because of the landlord's arrears.
• Maintaining pumps, tanks and lifts regularly, including cleaning water tanks periodically.
• Billing tenants fairly and transparently for their share of utilities, with sub-meter readings shown on every bill.
• Not cutting a tenant's water, electricity or gas as a way to pressure them over a dispute. This can be unlawful and escalates conflicts.

4. Handle Money Transparently

Most landlord-tenant fights are about money. Transparency prevents most of them.

Rent and receipts

Give a receipt for every payment, whether cash, bKash, Nagad or bank. The receipt should show date, amount, month covered, and any balance due. A receipt is proof for both sides and supports your own tax records.

Advance and security deposit

Record exactly how much advance and security deposit (jamanat) you received, how advance is adjusted month by month, and on what conditions the deposit will be returned. The Premises Rent Control Act 1991 has provisions on advance payments; check current limits with a lawyer before asking for large sums.

Rent increases

Increase rent only as allowed by the agreement and the law, with reasonable written notice, and not in the middle of a fixed term unless the agreement permits it. Explain the reason. Sudden, unexplained increases are a common reason good tenants leave.

Service charge and utility bills

Show how service charge is calculated and what it covers. For electricity sub-meters, show previous and current readings and the rate per unit.

Worked example: a clear monthly bill

For example (illustrative): a flat's rent is Tk 22,000. Service charge is Tk 2,500 (caretaker, guard, stair lights, pump electricity, cleaning). The electricity sub-meter moved from 5,120 to 5,390 units, and the agreed rate is Tk 10 per unit. The tenant also paid Tk 60,000 as advance at move-in, adjusted at Tk 5,000 per month.

• Electricity: 5,390 − 5,120 = 270 units × Tk 10 = Tk 2,700.
• Gross bill: Tk 22,000 + Tk 2,500 + Tk 2,700 = Tk 27,200.
• Advance adjustment this month: − Tk 5,000.
• Amount payable: Tk 27,200 − Tk 5,000 = Tk 22,200.
• Advance balance after this month: if Tk 15,000 was already adjusted before, Tk 60,000 − Tk 15,000 − Tk 5,000 = Tk 40,000 remaining.

When the bill shows every line like this, there is nothing to argue about. When it just says "Tk 22,200 this month", the tenant has to trust you, and trust breaks easily.

5. Respect Tenants' Privacy and Quiet Enjoyment

Once you rent out a flat, it is the tenant's home. Good practice includes:

• Giving notice and agreeing a time before entering, except in a genuine emergency such as a fire, gas leak or serious water leak.
• Not keeping a duplicate key for routine use or entering in the tenant's absence without permission.
• Protecting personal information such as NID copies, phone numbers and family details; sharing it only with authorities that legitimately require it.
• Applying building rules (gate timings, visitors, parking, noise) fairly to all tenants, and writing them down.
• Not interfering in tenants' private lives beyond what is needed for security and the agreement.

6. Treat All Tenants Fairly

You can and should check tenants carefully, but base decisions on relevant factors: identity, ability to pay, references, and willingness to follow reasonable house rules. Do not refuse or treat tenants differently because of religion, ethnicity, or similar personal characteristics. When it comes to bachelors, students or working women, set clear, reasonable rules that apply equally rather than blanket assumptions. Fair, consistent treatment also reduces disputes among tenants in the same building.

7. Collect Tenant Information and Cooperate With Authorities

In Dhaka, the Dhaka Metropolitan Police has used a tenant information form system, and police in other cities may ask for similar details. Collect the required information from each tenant, submit it where required, and keep a copy. Our guide to police verification of tenants in Dhaka explains the process. Also keep basic visitor records in larger buildings for security, while handling them with care.

8. Follow Lawful Processes for Notices and Eviction

If you want a tenant to leave, follow the notice period in the agreement and the law, give notice in writing, and keep proof of delivery. If a tenant does not pay or refuses to leave, seek legal advice and use lawful channels, such as the House Rent Controller or the courts. Removing belongings, changing locks, cutting utilities or using threats to force someone out can expose a landlord to criminal and civil liability, even when the tenant is at fault.

9. Return the Security Deposit Properly

At the end of a tenancy, inspect the flat with the tenant, compare with the move-in checklist, and return the deposit promptly after deducting only what is justified: unpaid rent or bills, and damage beyond normal wear and tear. Provide an itemised list of deductions with costs. Normal wear, such as faded paint or small nail holes after several years, should not usually be charged. The end-of-tenancy process guide explains inspection and refund step by step.

10. Meet Tax, Holding Tax and Record-Keeping Duties

Rental income is taxable in Bangladesh. As a landlord you should:

• Keep records of rent received, expenses and receipts throughout the year.
• Declare rental income in your income tax return under the Income Tax Act 2023, claiming allowable deductions as the rules permit.
• Pay holding tax (municipal tax) to the city corporation or municipality on time.
• Understand when tenants such as companies may deduct tax at source from rent, and collect the certificates.

Tax rates, thresholds and allowable deductions change; confirm with a tax adviser or the NBR.

Landlord Responsibility Checklist

Common Mistakes Landlords Make With Their Responsibilities

• Delaying essential repairs and then being surprised when the tenant withholds rent or leaves.
• No receipts for rent, advance or deposit, leading to "I paid, you didn't" disputes.
• Entering flats without notice or keeping keys for routine inspections.
• Cutting utilities to pressure tenants during disputes.
• Unfair deposit deductions for normal wear and tear.
• Verbal agreements only, which leave both sides relying on memory.
• Ignoring tax and holding tax until notices arrive.

Final Thoughts

Being a responsible landlord in Bangladesh comes down to a few habits: keep the property safe and working, fix problems promptly, be transparent about every Taka, respect tenants' homes and privacy, follow lawful processes, and keep good records. These habits reduce disputes, attract better tenants and protect your investment for the long term.

If you want help staying organised, Bariwala ERP (বাড়িওয়ালা ERP) keeps tenant profiles, agreements, monthly invoices, receipts, advance balances, sub-meter bills, maintenance requests and expense reports in one place, so you can show tenants exactly what they owe and prove what you have done. The responsibilities are yours either way; good records simply make them easier to meet.