Must-Read Before Renting: This Checklist Will Save Your Deposit and Endless Disputes

Rental traps are usually not outright scams — they exploit information asymmetry and tenants' tendency to cut corners. After reading this guide, you'll be able to identify most schemes before signing.

Step 1: Key Points to Verify During Viewing

Verify the Actual Landlord's Identity

The problem: Many "landlords" are actually sublandlords (who rent the unit and re-rent it to others). If the sublandlord disappears or falls behind on rent to the actual owner, you could lose your entire deposit and prepaid rent.

How to verify:

Request to see the property deed (or property ownership certificate)
The name on the deed must match the person's ID
If the deed name doesn't match the ID → require a notarized power of attorney
Be highly suspicious of any "private landlord" unable to provide a property deed

Formaldehyde Check

Newly renovated apartments (especially renovated within the last year) have high risk of formaldehyde exceeding safe limits.

How to assess:

Stand outside the door for a few seconds before entering; upon entering, if there's a noticeable pungent smell or eye irritation → likely a problem
Take it seriously: purchase a formaldehyde detection kit (approximately ¥30–60) for self-testing, or hire a professional testing agency
Include in the contract that "formaldehyde test results meeting standards" is a prerequisite for the lease; if levels exceed limits, the lease can be terminated without penalty

Document the Condition of Facilities

Before moving in, photograph/video all furniture, appliances, walls, and floors, documenting any existing damage with timestamps uploaded to your phone album or cloud storage.

Why this is essential: When moving out, landlords frequently try to deduct from the deposit for "wall wear" or "furniture damage." Having photos from move-in gives you documented evidence for disputes.

Step 2: Clauses to Check in the Contract

Deposit Return Clause (The Most Dispute-Prone Clause)

The contract must clearly specify:

Deposit amount (typically 1–3 months' rent)
Return timeline (usually within X working days after move-out)
Specific circumstances where deposit can be deducted (must include "normal wear and tear does not justify deductions")

The trap: Vague language like "returned after agreement by both parties" — this gives the landlord unlimited ability to delay.

Correct wording: "If the property and its facilities have no damage beyond normal reasonable wear and tear, Party A (landlord) shall return the full deposit to Party B (tenant) within 7 working days after move-out."

Reciprocal Penalty Clauses

Common trap: Tenant early termination results in 2 months' penalty; landlord early termination only compensates 1 month. Such imbalanced terms can theoretically be negotiated.

Correct approach: Both parties' early termination penalties should be equal, or compensation should be proportional to the remaining lease term.

Maintenance Responsibility Division

Normal equipment failure: Landlord's responsibility to repair (e.g., AC refrigerant leak, water heater failure)
Tenant-caused damage: Tenant's responsibility to compensate
When the contract is unclear: Landlords tend to push all maintenance costs onto tenants

Include in contract: Which equipment failures are the landlord's responsibility to repair, and the response time (how many days for repairs).

Subletting Terms

If there's any possibility you may sublet to a friend, the contract must include a clause stating "subletting permitted with written consent of Party A"; otherwise subletting constitutes a breach of contract.

Verbal Promises Must Be in the Contract

Things promised verbally by the agent or landlord during viewing (changing locks, fixing the AC, adding furniture) have no legal effect unless written into the contract or a supplementary agreement.

Action: When signing the contract, raise all verbal promises and request they be written into a supplementary agreement with both parties' signatures.

Step 3: Agent Fee Schemes

Legitimate Agent Fees

Agents acting as intermediaries (facilitating the match between landlord and tenant) typically charge one month's rent as their fee (varies by region; some areas have specific regulations).

Common Schemes

Scheme 1: False low-price listings to attract viewings Ads list low prices to attract viewers; when you arrive, they say "that unit just got rented" and then pitch higher-priced options.

Response: Confirm the listing is still available before agreeing to a viewing; require the actual address before physically going to view.

Scheme 2: Illegal "viewing fees" Some agents charge "service fees" or "showing fees," but if you haven't signed a contract, agents should not be charging any fees.

Response: Refuse. Don't pay anything before signing a contract.

Scheme 3: "Exclusive agency" binding Agents ask you to sign an exclusive agreement committing that you must sign through them within X days or pay penalties.

Response: Don't sign exclusive agreements unless there's a clear benefit exchange.

Step 4: One More Confirmation When Moving In

Change the locks: Previous tenants may have spare keys. Request the landlord change locks before you move in, or change them yourself and deduct from the deposit (specify this in the contract).
Record utility meter readings: Photograph current gas, electricity, and water meter readings and note them in a contract appendix, to avoid being held responsible for the previous tenant's unpaid utilities.
Check the neighborhood and floor: Visit the surrounding area at different times of day before moving in (check for nearby nightlife venues, markets, early-morning markets, or other noise sources).

Quick Red Flag Checklist: Leave Immediately if You See These

🚩 Cannot provide property deed or ownership proof 🚩 Requires deposit/security payment before you can see the contract 🚩 Rent is significantly below market rate (more than 20% lower) 🚩 Contract "cannot be modified" (any contract is negotiable) 🚩 Apartment has obvious formaldehyde smell; refuses to allow testing before signing 🚩 Landlord "urgently needs to rent" and won't give you time to read the contract carefully

This article is based on rental regulations across various regions and consumer rights case studies. Specific legal provisions are subject to local regulations; consult a lawyer for major disputes.