flat.kg logoflat.kg
← Back to blog

Apartment Rental Agreement in Kyrgyzstan: Template and Key Clauses

Why You Need a Written Rental Agreement

Many people in Bishkek still rent apartments on a handshake deal. This is a major risk for both parties: a landlord can evict without notice, and a tenant can disappear with debts or damage the property — and nothing can be proven.

A written rental agreement protects both the owner and the tenant. It does not have to be notarised (if the term is under 1 year), but it must be properly drafted.

Mandatory Clauses in the Agreement

1. Parties to the Agreement

  • Full name and passport details of the landlord and tenant
  • Contact phone numbers

2. Subject of the Agreement

  • Exact address of the apartment
  • Floor area, number of rooms
  • Cadastral number (if available)

3. Rental Term

  • Start and end dates
  • Extension conditions (automatic or by agreement)

4. Rent

  • Monthly payment amount (in figures and words)
  • Payment date (e.g., no later than the 5th of each month)
  • Payment method (cash / card transfer)
  • Who pays the utilities

5. Security Deposit

  • Deposit amount
  • Refund conditions (in what circumstances it is withheld)
  • Return period after the tenant vacates

6. Rights and Obligations of the Parties

The landlord is obliged to:

  • Hand over the apartment in a habitable condition
  • Give at least 24 hours' notice before visiting
  • Carry out major repairs

The tenant is obliged to:

  • Use the apartment for residential purposes only
  • Take good care of the property
  • Not sublet without the owner's consent
  • Pay utilities on time

7. Termination Conditions

  • Notice period for early termination (typically 30 days)
  • Grounds for immediate termination

8. Handover and Acceptance Certificate

A mandatory annex to the agreement: a list of furniture and appliances with a description of their condition, and meter readings at the move-in date.

Sample Agreement Structure

RESIDENTIAL PROPERTY RENTAL AGREEMENT

Bishkek, "___" ________ 2026

Citizen _____________, passport series ____ No. ______,
hereinafter referred to as the "Landlord", on the one hand,
and citizen _____________, passport series ____ No. ______,
hereinafter referred to as the "Tenant", on the other hand,
have entered into this agreement as follows:

1. SUBJECT OF THE AGREEMENT
1.1. The Landlord transfers to the Tenant for temporary use
the residential premises located at: Bishkek, [street], bldg. ___, apt. ___
with a total area of ___ sq.m, for residential use.

2. RENTAL TERM
2.1. Rental term: from "___" ________ 2026 to "___" ________ 2027.

3. RENT AND PAYMENT PROCEDURE
3.1. The monthly rent is ________ som.
3.2. Payment is due no later than the ___ of each month.
3.3. Utilities are paid by: Tenant / Landlord.
3.4. Security deposit: ________ som.

[... remaining sections ...]

Signatures:
Landlord: _____________ / _____________
Tenant: _____________ / _____________

Is a Notary Required?

  • Agreement for under 1 year — notarisation is not mandatory. Signatures of the parties are sufficient.
  • Agreement for 1 year or more — under KR law, such agreements are subject to state registration with the GRS.

In practice, most agreements are made for 11 months with automatic renewal — this is lawful and avoids registration.

Common Mistakes

Mistake 1. No handover and acceptance certificate Without documenting the apartment's condition at move-in, the landlord can later claim compensation for pre-existing scratches.

Mistake 2. No clause about visits A landlord has no right to enter without notice. If this clause is not included, conflicts are inevitable.

Mistake 3. Verbal agreement on utility payments Who pays for internet, water, and electricity must be in the agreement.

Mistake 4. No deposit return conditions Specify clearly: how many days after move-out the deposit is returned and in what circumstances it is withheld.

Mistake 5. Ownership not verified Before signing, ask for the title document (GRS extract). Make sure the landlord is genuinely the owner.

What to Do If the Landlord Breaches the Agreement

  1. Document the breach in writing (messages, email)
  2. Send a written complaint
  3. If an amicable resolution is refused — go to court

A written agreement is your primary argument in any dispute.

Consultation with Aziza Talantbekovna – realtor with 30 years experience in Bishkek. From 2,000 som. Tel: +996 702 584 477

PAID consultation. Price: from 2,000 som. Even for a single question. Tel: +996 702 584 477