Renting in South Africa: Leases, Deposits, Security

Renting in South Africa comes down to three things: a written lease, a deposit held in an interest-bearing account with joint move-in and move-out inspections, and security first. Deposits are usually one to two months’ rent and must be refunded within the deadlines set by the Rental Housing Act; disputes can go to your provincial Rental Housing Tribunal free of charge.

Residential street in a Johannesburg suburb – renting in South Africa — Residential street in a Johannesburg suburb. Photo: Karabo Mdluli / Unsplash

How renting works

Pick an area and budget: think about work, school and shopping first, then safety. In Johannesburg many Chinese families live in the northern and eastern suburbs: see our Johannesburg city guide.
Search: the big property portals, letting agents and community WeChat groups are the usual routes. Agents must be registered with the Property Practitioners Regulatory Authority (PPRA) and hold a current Fidelity Fund Certificate. Ask to see it, or call the PPRA to check.
View in person: always see the property and confirm you are dealing with the owner or an authorised agent.
Apply: landlords usually want your passport, valid visa, three months’ payslips or bank statements and an employer’s letter, and will run a credit check. Newcomers without South African credit history may be asked for a bigger deposit or rent in advance.
Sign, pay, inspect: pay the deposit and first month’s rent by transfer into the agent’s trust account or the landlord’s account, keep proof, and avoid cash.

What to check in the lease

term (usually 12 months), rent, annual increase and payment date;
how utilities work: prepaid electricity meter or a share of the municipal bill;
who repairs what: structural repairs are usually the landlord’s, day-to-day wear the tenant’s;
pets, subletting and early termination;
deposit amount and how it is refunded.

Under the Consumer Protection Act (CPA), a tenant can cancel a fixed-term lease with 20 business days’ written notice, but the landlord may charge a “reasonable” cancellation penalty based on the actual circumstances. A fixed penalty written into the lease in advance is not valid.

Deposit rules (Rental Housing Act)

Stage	Rule
Holding	Deposit kept in an interest-bearing account with a financial institution; interest belongs to the tenant; on request the landlord must show proof of interest (a bank letter is enough)
Move-in inspection	Joint inspection before you move in; record existing damage with photos
Move-out inspection	Joint inspection within three days before the lease ends
No damage or arrears	Deposit plus interest refunded within 7 days of the lease ending
Damage or arrears	Balance refunded within 14 days of repairs being completed, with invoices available
Tenant missed the inspection	Landlord inspects within 7 days of expiry and refunds the balance within 21 days

Landlords may deduct only actual losses: damage beyond normal use, lost keys, unpaid rent and utilities. Normal wear and tear, such as faded paint, cannot be deducted.

Security: where to spend your effort

prefer a complex or estate with access control and guards;
for a freestanding house, check for an electric fence, burglar bars and an alarm linked to armed response (usually paid by the tenant);
change the locks or make sure all keys are handed over;
do not post photos of your home or valuables in WeChat groups or Moments;
ask about an inverter, solar or water tanks for power and water cuts: see Load-shedding and water outages.

More practical tips in our South Africa safety guide.

Common mistakes

Paying before viewing: “cheap great flat” scams are common. If the “owner” is away and wants the deposit before handing over keys, it is almost certainly fraud.
Verbal agreements only: you have no evidence in a dispute. Insist on a written lease.
No move-in photos: you cannot prove who caused damage, and lose part of the deposit.
Lease in a company name, rent paid personally: messy records make deposit refunds harder.

For weekends, licensed casino resorts such as Montecasino in Johannesburg’s north and GrandWest in Cape Town combine restaurants, cinemas and shows, and some people consider these amenities when choosing an area. You must be 18 or older to enter a casino, and online casino games are illegal in South Africa. For what is legal, see our gambling section.

FAQ

How much is the deposit?

Usually one to two months’ rent, as stated in the lease. Foreigners without local credit history may be asked for more.

What if the landlord keeps my deposit?

Send a written demand first. If that fails, complain to your province’s Rental Housing Tribunal, which is free, or to the National Consumer Commission.

Can I rent before my visa is approved?

You can try, but most landlords and agents want to see a visa or application receipt plus proof of income. A short-term rental while you wait is common.

Should I rent or buy?

Rent if you are here for a short contract. If you plan to settle, read Buying property in South Africa as a foreigner.

Renting in South Africa: Leases, Deposits and Security