Renting an Apartment: Deposits, Agents and Registration

China Field Notes · by Daona · 10 min read

Most foreigners spend their first weeks in a hotel or serviced apartment. Sooner or later, the housing budget or simple preference moves them into a normal rented flat. The market is large and efficient: listings on apps, agents who show five flats in an afternoon, landlords who reply on WeChat in minutes.

It also has its own habits — months of rent upfront, deposits that are hard to get back, "landlords" who don't own the flat — and a newer national rulebook. The Housing Rental Regulations (住房租赁条例), China's first State Council regulation dedicated to residential renting, took effect on 15 September 2025. This issue connects to registration (Issue 02), payments (Issue 04) and tax (Issue 09).

The upfront payment. The common pattern is "one deposit, three months' rent" (押一付三). Variations such as 押二付三 or monthly payment exist, especially with rental companies. This is market practice, not law, and negotiable.

Agent fees vary by city and agency, often expressed as a share of one month's rent; who pays also varies. Agencies must display fees clearly (明码标价), verify the owner and ownership, and inspect before listing. Get the fee in writing before the first viewing.

Ask for the property ownership certificate (不动产权证书) — older flats may have a 房屋所有权证 — and the owner's ID card (身份证). Check:

· The certificate name matches the signer's ID, or the signer has the owner's written power of attorney

· The address matches the flat, unit number included

· All co-owners have agreed

What the law says

· Real names and filing (备案). Leases are signed in real names and filed with the local housing authority — by the landlord, or by the tenant if the landlord doesn't

· Deposit terms. The lease must state the amount, return time and deduction grounds; no deduction without a legitimate reason

· Term. Max 20 years (Art. 705). Over six months should be written; otherwise, if the term can't be determined, it's an indefinite lease ended on reasonable notice (Arts. 707, 730)

· Repairs. The landlord's job unless agreed otherwise (Art. 712)

· Sale doesn't break the lease (买卖不破租赁) (Art. 725). Housing tenants also have first refusal on a sale and priority to renew on the same terms (Arts. 726, 734)

Clauses to negotiate

· Early termination with one or two months' notice if your job ends or you are transferred

· Rent changes during the term

· Utilities and property management fee (物业费): who pays

· Fapiao and who bears the tax cost

· Furniture and appliances listed in an annex

· Registration help from the landlord

As Issue 02 explains, outside a hotel you must complete accommodation registration (住宿登记) within 24 hours of arriving — you or the person accommodating you. Since 20 March 2026, the NIA 12367 app and mini programs offer online registration, starting in seven provinces and regions and expanding nationwide; the first registration at an address needs the host's help. Otherwise go to the police station (派出所) with passport, lease, the landlord's ID or certificate — and ideally the landlord.

Employers and the exit-entry bureau ask for the registration form when you apply for a residence permit. A landlord who won't help with registration is a reason not to rent the flat.

The inventory, before handing over the deposit:

· Photograph or video every room, including existing damage

· Record water, electricity and gas meter readings

· List furniture, appliances, keys and access cards

· Both sides sign the handover list (交接清单) — your main evidence for the deposit

A foreign card in Alipay or WeChat Pay cannot send personal transfers (Issue 04). Options:

· Open a Chinese bank account and pay by transfer

· Your employer pays the landlord as a housing benefit

· A rental company or serviced apartment that takes cards

Utilities are usually prepaid or billed monthly, often via the "living payments" (生活缴费) section of Alipay or WeChat. Broadband needs your passport.

Fapiao and the housing allowance. For a housing allowance to be tax-exempt under the foreigners' benefit policy (extended to end-2027), the expense must be reasonable and supported mainly by fapiao (发票). Individual landlords can apply to the tax authority to issue one on their behalf (代开), paying the taxes — and often ask for higher rent. Agree before signing. Issue 09 covers the tax side.

A flat at ¥12,000 per month, on 押一付三 terms. Agent fee assumed at one month's rent.

Illustrative. Actual agent fees vary by city and agency and may be lower or shared with the owner.

With a half-month agent fee (¥6,000): ¥54,000. On 押二付三 with a one-month fee: 24,000 + 36,000 + 12,000 = ¥72,000. Utility top-ups and broadband come on top. Plan for this before your first salary — and before your bank account is open.

"I can pay the agent." Agencies may not collect rent or deposits for clients. Pay the owner or the rental company's official channel.

"The person with the keys owns the flat." Check the certificate and ID.

"Registration is the landlord's problem." The duty is on you or your host. Make sure it's done.

"If the owner sells, I have to move." Sale doesn't break the lease.

"Fapiao can be sorted out later." Landlords are less willing once the lease is signed.

Rules as of October 2026. This column provides general information, not legal or tax advice. Local rules on lease filing and registration vary by city; check with the local housing authority or police station.

China Field Notes · by Daona