Macau Rental Laws: Pro-landlord, Neutral or Pro-tenant?

Macau landlord and tenant laws are judged by the Global Property Guide to be slightly Pro-Landlord between landlord and tenant. Macau’s rental laws aim for a functional balance but gives landlords relatively more leverage, especially when it comes to enforcing rent payments and regaining possession of their property.

Rents: Can landlord and tenant freely agree rents in Macau?

Landlords and tenants are generally free to agree on the rent amount. The law does not impose a fixed ceiling or control over rent prices.

If the rental contract includes a clause allowing rent increases, that clause is valid as long as it’s reasonable and not abusive.

Deposits

It is standard practice in Macau to provide a security deposit equal to two months' rent, although the specific amount is negotiable and not legally restricted.

The deposit must be returned in full at the end of the lease, unless deductions are made for property damage or outstanding utility bills. It cannot be applied toward rent payments or late fees. If rent is overdue, penalties of 50% to 100% may still be imposed, regardless of the deposit held.

What rights do landlords and tenants have in Macau, especially as to duration of contract, and eviction?

In Macau, rental contracts can have a maximum duration of 30 years. Any lease term that exceeds this limit is automatically reduced by law. There is no minimum term required, but if the contract does not specify a duration, it is legally considered to be for one year. For residential leases, tenants are granted a special three-year protection: even if a contract is signed for less than three years, the tenant has the right to remain in the property for up to three years unless the landlord provides proper notice of termination.

Tenants may end the lease at any time by giving 90 days’ written notice, although they may be required to pay compensation of up to two months’ rent unless the contract provides for a shorter period. Landlords, on the other hand, must give advance written notice to terminate the lease. For contracts lasting less than one year, 30 days’ notice is required. For leases between one and six years, 90 days’ notice must be given before the end of the term. If the landlord fails to provide timely notice at the end of the third year, the tenant may remain for a fourth year under the same terms.

Macau recently introduced new eviction laws to simplify the process (March 2025). A landlord may initiate eviction if the tenant is at least three months behind on rent and has been properly notified in writing. Legal procedures have been streamlined, allowing evictions to proceed without a lawyer and with quicker decisions. If the tenant does not vacate within 15 days of the court order, enforcement can proceed directly. Appeals do not delay the eviction process.

Leases must be in writing, notarised, and properly stamped to be legally enforceable. If a landlord sells the property during the lease term, the new owner is bound by the existing lease and must honor its full duration, including any automatic extensions. Landlords are responsible for structural repairs and major maintenance, while tenants are expected to handle routine upkeep, such as cleaning and replacing consumable items.

Rent increases are not regulated by the government. However, after the end of a lease term, the landlord must provide 30 days’ written notice if they wish to raise the rent. Tenants then have 15 days to formally object. If no objection is raised within that time, the increase is considered accepted.

Legislation

The primary legal framework governing landlord and tenant relationships is the Civil Code of Macau (Código Civil de Macau). This code regulates lease agreements, known locally as arrendamento, and outlines the rights and obligations of both parties.

In addition to the Civil Code, a new legal measure—Law No. 19/2024—introduces a simplified eviction process that will come into effect on March 1, 2025. Under this law, landlords can initiate eviction proceedings more efficiently when a tenant is more than three months in arrears. The law allows for eviction without lengthy court procedures, streamlines the process through limited hearings and documentation, and removes the need for legal representation. Importantly, any appeal filed by the tenant does not delay the enforcement of eviction.

How effective is the legal system in Macau?

The legal system in Macau has traditionally been slow and formal when it comes to eviction cases, but this has changed recently in 2025. With the introduction of Law No. 19/2024, which took effect on March 1, 2025, the system is becoming significantly more efficient for landlords seeking to evict tenants for non-payment of rent.

History: Recent changes in landlord and tenant law in Macau

The history of landlord and tenant law in Macau reflects the region’s unique blend of Portuguese legal traditions and its evolving housing market needs. Originally, Macau’s landlord-tenant relations were largely governed by the Portuguese Civil Code, which was adapted and applied locally during the colonial period. This code emphasized contractual freedom, outlining basic obligations for both landlords and tenants, including rent payment, property maintenance, and lease duration.

After Macau’s handover to China in 1999, the region retained its legal system under the “one country, two systems” principle. Over time, the government introduced specific local regulations to address growing urbanization, increased property demand, and the complexities of the rental market.

Significant reforms began in the early 2000s with laws clarifying lease formalities, tenant protections, and dispute resolution mechanisms. The Civil Code remains the cornerstone of landlord-tenant relations, but newer laws have supplemented it to ensure better balance between parties and more efficient legal processes.