Renting in Manila: 7 Key Things to Review Before Signing a Lease

February 2,2026

Renting a condo or apartment in Manila can be an exciting step—whether you're an expat relocating for work, a young professional moving closer to the CBD, or a family searching for everyday convenience. However, excitement should never replace caution. Signing a lease without proper due diligence can lead to costly misunderstandings, legal disputes, or unexpected expenses.

Before committing to a rental property, it's essential to review the lease agreement carefully, inspect the unit thoroughly, and understand your legal and financial responsibilities as a tenant. Below are seven critical details every renter in Manila should check to ensure a smooth, secure, and stress-free leasing experience.

1. Verify the Lease Contract Thoroughly

The lease contract is the legal foundation of your tenancy, so it deserves close attention. Read every clause carefully, particularly those covering the rent amount, payment schedule, security deposit, penalties, maintenance responsibilities, and termination conditions.

Ensure that the landlord’s full legal name, the complete property address, the lease duration, and the agreed monthly rent are clearly stated. Avoid contracts with vague wording, informal side agreements, or handwritten changes that are not properly signed by both parties. If anything is unclear, having the contract reviewed by a legal professional familiar with Philippine leasing laws is a wise investment.

2. Check the Lease Duration and Renewal Terms

Most residential leases in Manila run for six months to one year, often with an option to renew. Clarify whether renewal is automatic or requires advance notice, and take note of any conditions attached to extending the lease.

Pay close attention to rent escalation clauses. Some landlords specify fixed annual increases—commonly ranging from 5% to 10%—while others prefer to renegotiate based on market conditions. Understanding these terms early helps you plan your finances and prevents unpleasant surprises when renewal time comes.

3. Clarify All Payments and Hidden Fees

Monthly rent is only part of the total cost of renting in Manila. Ask in advance about additional expenses such as association dues, utilities, parking fees, internet, and move-in or move-out charges. In prime areas like Makati, BGC, or Ortigas, association dues can be substantial and are often shouldered by the tenant.

Also confirm how much advance rent and security deposit are required. The standard practice is one month advance and two months deposit, but some landlords may request more. Always request official receipts for every payment you make to avoid disputes later.

4. Inspect the Property Carefully

Never sign a lease without conducting a thorough inspection of the unit. Check that all appliances, air-conditioning units, plumbing fixtures, lighting, and electrical outlets are in proper working condition. Pay attention to cleanliness and look for signs of water leaks, mold, or pest issues—concerns that are more common in older buildings.

Document the unit’s condition by taking photos or videos during the inspection. Any existing damage or issues should be listed in writing and attached to the lease as an annex. This protects you from being held responsible for pre-existing problems when you move out.

5. Review Termination and Exit Clauses

Life circumstances can change, so it’s important to understand how you can exit the lease if needed. Review the notice period required for early termination, which is typically 30 to 60 days, and check for any penalties involved.

Some contracts include lock-in periods, meaning you cannot terminate the lease before a specified number of months without forfeiting your security deposit. Knowing these terms upfront helps you avoid costly disputes and plan your exit responsibly if relocation or other changes arise.

6. Know Your Rights as a Tenant in Manila

Certain rental properties fall under the Rent Control Act, which limits annual rent increases and provides protection against arbitrary eviction. Even if your unit does not qualify under this law’s price range, tenants are still protected under the Civil Code of the Philippines.

These protections include the right to proper notice before eviction, fair treatment, and protection from unlawful charges. Understanding your rights empowers you to negotiate more confidently and respond appropriately if issues arise during your tenancy.

7. Confirm the Landlord and Property's Legitimacy

Finally, make sure the person you are dealing with is the legal owner of the property or an authorized representative. Request a copy of the property title or an authorization letter if the transaction is handled by an agent or third party.

Rental scams do exist in Manila, particularly with online listings that offer prices well below market rates. Verifying ownership documents and working with licensed brokers or reputable agencies significantly reduces your risk and ensures a legitimate transaction.

Final Thoughts

Signing a lease in Manila is more than agreeing on a monthly rent—it is a legal and financial commitment that can impact your comfort, finances, and peace of mind. By carefully reviewing these seven key areas, from contract terms to property condition and tenant rights, you protect yourself from unnecessary stress and unexpected costs.

Whether you're renting in Makati, BGC, Ortigas, or Pasay, being informed allows you to negotiate better terms, avoid hidden fees, and enjoy your new home with confidence. Take the time to check everything before you sign—your future self will thank you.