How to Find a Good Tenant in Malaysia — And the Red Flags Every Landlord Should Know
- Jul 30
- 6 min read
Renting out your property is one of the best ways to generate passive income in Malaysia. But ask any landlord who's dealt with a difficult tenant, and they'll tell you the same thing: the wrong tenant costs far more than a vacant unit.
Late rent, property damage, disputes, and the headache of trying to remove someone from your home — none of that is worth a few months of income. Finding the right tenant from the start makes all the difference.
Here's how to do it properly.
Part 1: How to Find a Good Tenant
1. List Your Property on the Right Platforms
Gone are the days of just putting a sign outside your gate. Today's tenants search online first. List your property on established Malaysian platforms such as:
PropertyGuru
iProperty
SPEEDHOME (includes built-in screening tools)
Take quality photos — well-lit, clean, and showing all key rooms. Properties with good photos and accurate descriptions attract more serious inquiries and tend to fill faster. Pricing within 5% of comparable units in your area also makes a significant difference to how quickly your unit gets taken up.
2. Work With a Registered Property Agent
A good registered agent (REN) doesn't just find you a tenant — they help you screen for the right one. They have existing networks, know what questions to ask, and can handle the paperwork, including the tenancy agreement. If you're renting out your first property or don't have time to manage enquiries yourself, this is worth considering.
That's where Ascons Real Estate comes in. Our team of registered agents in Kuala Lumpur handles everything from listing and viewings to tenant screening and tenancy agreements — so you get a qualified tenant without the stress of doing it alone.
3. Screen Every Applicant — Without Exception
This is the step most landlords rush or skip entirely. Don't. A 30-minute screening process now can save you months of stress later. Here's what to ask for:
MyKad / passport copy — to verify identity
Latest 3 months' payslips or bank statements — to verify income
Employment letter — to confirm job stability
Previous landlord's contact — for a reference check
A general benchmark: a tenant's monthly income should be at least 3 times the monthly rent. This gives them enough buffer to cover rent consistently without financial strain.
4. Run a CTOS Credit Check
CTOS, Malaysia's leading credit reporting agency, offers a Tenant Screening solution that landlords and property agents can use to check a prospective tenant's credit history — including outstanding debts, payment behaviour, and any defaults. It's one of the most practical tools available to Malaysian landlords today, and increasingly used by professionals in the industry.
A clean credit report won't guarantee a perfect tenant, but a poor one is a serious signal to take note of.
5. Call the Previous Landlord — Not Just the Applicant's Friends
When requesting references, always call the previous landlord directly — not the tenant's friends or colleagues. Ask straightforward questions: Did they pay on time? Did they take care of the property? Would you rent to them again? An honest answer here tells you more than any document.
One important caution: get the previous landlord's contact from the tenant, but verify it independently — look up the landlord's name against the property title or search for the address. Some applicants provide a friend's number instead.
6. Meet the Tenant in Person
Documents can be fabricated. A meeting cannot. Arrange a viewing and pay attention to how the applicant behaves — are they punctual? Do they treat the property with care during the viewing? Do they ask reasonable questions, or do they seem evasive?
First impressions and gut feelings matter. If something feels off after meeting someone, trust that.
7. Get Everything in Writing
A verbal agreement is worth nothing if things go wrong. Always use a written tenancy agreement (TA) that clearly states:
Monthly rent and due date
Deposit amounts (standard in Malaysia: 2 months security deposit + half month utility deposit)
Duration of tenancy
Number of occupants allowed
Rules on subletting, pets, and renovations
Notice period for early termination
Conditions for deposit deductions
Have the agreement stamped by LHDN (Inland Revenue Board) — this is a legal requirement in Malaysia and protects both parties in a dispute.
Part 2: Red Flags to Watch Out For
Even after doing everything right, certain tenant behaviours during the enquiry and viewing stage should give you pause. Here are the ones that matter most.
❌ They Can't Provide Basic Documents
A genuine, stable applicant has no reason to hesitate when asked for a payslip, employment letter, or MyKad copy. If someone is unable — or unwilling — to provide basic documentation, that's a significant concern. Don't make exceptions, no matter how polished their presentation is.
❌ They Pressure You to Decide Quickly
If a prospective tenant is rushing you to skip the paperwork, waive the deposit, or agree to terms before you've done proper checks — slow down. Urgency is often used to prevent you from thinking clearly. A good tenant understands the process and is happy to go through it properly.
❌ They Offer to Pay 6 Months or More Upfront
This might sound like a dream. It's actually a well-known red flag in the Malaysian rental market. Someone offering a large upfront payment is sometimes trying to lock in a tenancy before problems (bad credit, employment issues, previous evictions) are discovered. It can also signal intent to sublet the unit without your knowledge, since they're not planning to rely on their own steady income to pay monthly.
❌ They Blame Every Previous Landlord
When asked why they're moving, everyone who answers "my previous landlord was terrible" — and can't give a reasonable explanation — deserves a second look. One bad experience can happen to anyone. A pattern of difficult landlords usually says more about the tenant than the landlords.
❌ They're Vague About How Many People Will Be Living There
If a tenant hesitates before answering "how many people will be staying?", or gives you a different number at viewing versus on the agreement — be cautious. Overcrowding leads to faster wear and tear, neighbour complaints, and potential violations of your strata rules. Always specify the number of occupants in the tenancy agreement.
❌ They Want to Move In Before Signing or Paying Deposit
No keys before the agreement is signed and the deposit is paid. This is a firm rule. A tenant who pushes back on this — with excuses like "my stuff is already in the van" or "I'll transfer it tonight" — is waving a serious red flag.
❌ Their Income Doesn't Add Up
If the numbers don't make sense — they're claiming a certain salary but can't verify it, or their lifestyle doesn't match what they're presenting on paper — dig deeper. Rent-to-income ratio matters. A tenant stretched thin financially is more likely to miss payments when something unexpected happens.
❌ They're Rude or Dismissive During the Viewing
How someone treats a property during a viewing tells you how they'll treat it when they're living there. Slamming doors, being dismissive about condition, or making disrespectful comments are behavioural signals worth taking seriously. A good long-term tenant respects the space.
A Quick Landlord Checklist Before Handing Over the Keys
Before your tenant moves in, make sure you've done the following:
✅ Collected copies of MyKad and employment documents
✅ Verified income (at least 3x the monthly rent)
✅ Called the previous landlord for a reference
✅ Run a CTOS credit check (or used a tenant screening service)
✅ Signed and stamped the tenancy agreement
✅ Collected the full deposit
✅ Done a walk-through with the tenant and documented the property condition (photos/videos, signed by both parties)
That last point is often overlooked — but it's essential. A documented condition report at move-in prevents disputes when the tenancy ends, and the deposit needs to be returned or deducted from.
Final Thoughts
Finding a good tenant takes a bit more time upfront, but the payoff is enormous — consistent rent, a well-maintained property, and a landlord-tenant relationship built on trust and clarity.
Rushing the process to fill a vacancy quickly is one of the most common and costly mistakes landlords make. Take the time. Do the checks. Get the paperwork right.
👉 And if you'd rather not handle the screening yourself, a qualified property agent can manage the entire process for you — from listing to signed agreement. Just contact Ascons Real Estate today!
Kenms Ang
+60 19-686 2265
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