China (CN)
China is one of the world's largest economies and most important expat destinations, combining global business hubs such as Shanghai, Beijing, Shenzhen, Guangzhou, and Hangzhou with deep history, fast infrastructure, and a highly digital daily-life ecosystem.
Renting in China
Full lifecycle: finding, moving in, during tenancy, leaving.
Renting in China is fast-moving, app-driven, and highly local. The biggest expat risks are fake listings, unclear landlord authority, inability to register with police, deposit disputes, and leases only in Chinese. The Housing Rental Regulations (住房租赁条例), effective 15 September 2025, provide equal legal protections to all tenants regardless of nationality, including a mandatory 20-working-day deposit return window and supervised escrow requirements for large rental enterprises in cities like Beijing.
1. Finding a flat
- - Passport
- - Residence permit or visa
- - Employer letter in some compounds
- - Deposit and first rent
- - Chinese phone number
- - Insist on seeing the property ownership certificate or landlord authorisation
- - Confirm police registration is allowed before paying
- - Check heating/AC, water pressure, mould, noise, and compound management
- - Ask whether rent includes management fee, heating, internet, and fapiao
ExpatCheapRent is a rental platform built for expats — worth a look alongside the local platforms above when you start your search in China.
2. Before move-in
Handover protocol
Photograph every room, appliance, meter, wall, window, and existing damage. Write an inventory in Chinese and English if possible.
Deposit
Max: Commonly 1-2 months rent plus 1 month rent in advance; agent fee often 35-100% of one month rent depending city.
Rules: Deposit return depends on lease terms and final inspection. There is no expat-friendly automatic escrow system in most rentals.
Return deadline: Under the Housing Rental Regulations (effective 15 September 2025): landlord must return the deposit within 20 working days of tenancy end, minus any legitimate deductions for repairs or unpaid utilities. Contractual deadlines apply where specified. In large rental enterprises (Lianjia/Ziroom-style platforms), Beijing and other major cities require deposits to be held in supervised escrow accounts.
Alternatives: Serviced apartments and Ziroom-style platforms may offer standardised contracts but still require careful reading.
3. During your tenancy
Utility and management fee settlement
Frequency: Monthly or prepaid depending utility and compound
Dispute window: Raise issues immediately with landlord and property management
- - Landlord refuses official receipts
- - Bills remain in unknown third-party name
- - No access to meters
- - Unexplained management charges
Repairs: Landlord normally handles structural and major appliance repairs unless tenant damage caused the issue. Keep WeChat records.
4. Moving out
Notice period: Usually 1-2 months or fixed-term expiry. Early termination penalties are common.
Final handover: Take photos, record meter readings, return keys/access cards, settle utilities, and get written deposit confirmation.
Deposit return: Expect negotiation. Use WeChat records, photos, and contract clauses if deductions are unfair.
Your tenant rights
Tenant association: No single national tenant union for expats; use local legal aid, consumer hotline 12315, 12345 city hotline, or a lawyer.
Rent control: No broad national rent-control system like parts of Europe; market rent dominates.
Eviction protection: Contract law and local courts protect valid leases, but practical enforcement is slow. Avoid informal arrangements.