Good Tenants, Bad Outcomes: Why “Nice” People Still End Up in Disputes
We’ve all heard the horror stories. The tenant from hell who trashes the place and disappears in the middle of the night. The greedy landlord who refuses to fix a leaking roof while demanding rent on the dot.
But here is the uncomfortable truth that most people in the Malaysian rental market don’t talk about: Most disputes don’t happen between “bad” people.
They happen between two perfectly reasonable, decent people who just didn’t communicate clearly enough at the start.
In Malaysia, we have a cultural habit of being “cincai” (easygoing). When we view a house or meet a potential landlord, we want to be polite. We don’t want to be seen as “berkira” (calculating) or difficult. So, we shake hands, say “anything just WhatsApp,” and sign a generic one-page agreement—or sometimes, just rely on trust.
The problem? “Trust” doesn’t fix a broken air-conditioner. “Nice” doesn’t decide who pays for the wall painting when you move out.
Here is how relying on assumptions instead of a solid agreement can turn a good relationship into a “leceh” (troublesome) dispute, and how you can avoid it.
1. The “It’s Just a Small Hole” Misunderstanding (Wear & Tear)
The Scenario: You are a tenant who has lived in a condo for two years. You hung up some family photos, maybe a clock, and some art. You kept the place clean. When you move out, you think you’re handing the unit back in great condition.
The Conflict: The landlord walks in and sees “holes in the wall.” To them, this is damage. They want to deduct RM500 from your deposit to patch and repaint the entire wall. You feel cheated; they feel their property was defaced.
Why Good People Fight: You aren’t messy, and the landlord isn’t greedy. You just have different definitions of “damage.”
- Tenant’s view: This is normal living.
- Landlord’s view: I gave you a pristine wall; I want a pristine wall back.
The Solution: A clear tenancy agreement solves this by distinguishing between “damage” and “fair wear and tear.” Our DIY Agreement packs clarify that the tenant must return the premises in good and tenantable condition, but explicitly excepts fair wear and tear. Furthermore, our guidebooks suggest conducting a joint inspection with an inventory list upon handover to document the exact condition of items. This creates a shared “dictionary” of what is acceptable before anyone moves a single box.
2. The Silent Maintenance Issue (The Aircon Debate)
The Scenario: The air-conditioner in the master bedroom starts dripping water. As a tenant, you might think, “It’s the landlord’s house, surely they handle the repairs?” So, you wait. Or perhaps you clean the filter yourself but don’t call a pro. Six months later, the unit freezes up and needs a major part replaced.
The Conflict: The landlord receives the bill and refuses to pay. They argue that if you had serviced it regularly, it wouldn’t have broken. You argue that you shouldn’t pay for appliances you don’t own.
Why Good People Fight: Unwritten expectations. In Malaysia, there is a gray area between “servicing” (maintenance) and “repairing” (fixing broken parts).
- Tenant’s assumption: I pay rent; the house should work.
- Landlord’s assumption: You live there; you should maintain it like an adult.
The Solution: Don’t leave it to guesswork. A comprehensive agreement assigns specific duties. For example, our Pro-Landlord and Pro-Tenant agreements explicitly state that the tenant is responsible for arranging service and cleaning of air-conditioning units at least once every six (6) months by a qualified technician. If the unit breaks because you didn’t service it, that cost falls on you. However, the landlord remains responsible for structural repairs and major fixes not caused by misuse.
When it’s written down, there’s no argument—just a schedule to follow.
3. Life Happens (The Early Exit)
The Scenario: You are a responsible tenant. You pay rent on time, every time. But eight months into your one-year tenancy, your company unexpectedly transfers you to Penang. You have to move. You give the landlord two months’ notice and apologize, expecting to get your deposit back because you have a valid reason.
The Conflict: The landlord refuses to return the deposit. They rely on that rental income to pay the mortgage. They feel left in the lurch. You feel punished for a life event you couldn’t control.
Why Good People Fight: A moral mismatch.
- Tenant’s view: I’m not quitting; I have to leave. It’s unfair to penalize me.
- Landlord’s view: A contract is a contract. Your job transfer isn’t my financial risk.
The Solution: This is where choosing the right agreement matters.
- A standard or Pro-Landlord agreement typically requires the tenant to pay for the full remaining term or forfeit the deposit if they leave early, regardless of the reason.
- However, a Pro-Tenant agreement can include terms that protect you in specific “force majeure” style situations. For instance, it may allow for termination without penalty if you face a job relocation, transfer, or medical hardship, provided you show reasonable evidence.
Knowing which clause protects you before you sign can save you thousands of Ringgit and a ruined relationship.
Conclusion: Clarity is Kindness
Many Malaysians avoid long, detailed agreements because they think it looks aggressive or distrustful. But the opposite is true.
Signing a detailed agreement isn’t an act of aggression; it’s an act of care. It protects the relationship by removing the burden of “guessing” what is fair. It allows you to stay friendly with your landlord or tenant because the “awkward conversations” have already been handled by the paper.
Don’t leave your peace of mind to chance. Whether you want to protect your property investment or ensure your rights as a renter are respected, use a DIY Agreement pack. We’ve done the heavy lifting to write these terms clearly, so you can just sign and move in with confidence.
