Kazakhstan (KZ)
Kazakhstan is the world's ninth-largest country by area and the largest landlocked nation — a vast Central Asian republic stretching from the Caspian Sea to the Altai Mountains, encompassing endless steppes, dramatic canyons, and the remnants of the ancient Silk Road.
Renting in Kazakhstan
Full lifecycle: finding, moving in, during tenancy, leaving.
Kazakhstan's rental market is largely unregulated compared to Western European standards. Most rentals involve private landlords with limited formal tenant protections. Housing relations are governed by the Housing Law of Kazakhstan and the Civil Code. Almaty and Astana markets are tight for quality expat-standard housing, with prices typically quoted in KZT or sometimes USD for high-end international apartments. Krisha.kz and OLX.kz are the main platforms. Migration registration (propiska) at the Migration Service Centre (ЦОМ) is a legal requirement within 3 business days of moving in. Landlords must accompany the tenant to ЦОМ or provide notarised consent.
1. Finding a flat
- - Valid passport (original and copy)
- - IIN (Individual Identification Number) — mandatory for lease contracts
- - Residence permit or migration registration document
- - Employment contract or work permit (some landlords request this)
- - Reference from previous landlord (helpful but not usually required)
- - Almaty's most expat-popular neighbourhoods: Esentai Park area (Bostandyk district), Koktobe foothills, Almaly district near the Green Bazaar.
- - Astana's expat areas: Left Bank (Левобережье) near the AIFC, Expo district, Nur-Sultan district.
- - Always visit the apartment in person before any payment — listings can be outdated or misrepresent conditions.
- - Check heating type: centralised city heating (тепло ЦО — cheap but not independently controllable) vs. autonomous gas heating (авт. газ — more controllable, slightly higher cost).
- - Verify landlord ownership via an extract from the Real Property Register through eGov.kz before signing any contract.
- - Agent fees: typically 50–100% of one month's rent, paid by the tenant. Negotiate upfront.
ExpatCheapRent is a rental platform built for expats — worth a look alongside the local platforms above when you start your search in Kazakhstan.
2. Before move-in
Handover protocol
Conduct a joint apartment inspection (акт приёма-передачи) and document all pre-existing damage with timestamped photos and video. Both tenant and landlord sign the inspection report. Read and photograph all utility meters immediately. Test all appliances, heating, hot water, and locks. Change door codes upon moving in — strongly recommended. Register your residence (propiska) at the Migration Service Centre (ЦОМ) within 3 business days of moving in — your landlord must accompany you or provide notarised consent.
Deposit
Max: 1–2 months rent (залог). High-end furnished apartments may require 2 months. No legal cap on deposit amount under current Housing Law.
Rules: Deposit is held by the landlord and returned after departure minus any damage beyond normal wear and tear. Document all pre-existing damage in the inspection report at check-in. Utility arrears may also be deducted. Under Kazakhstan Housing Law, landlords can only withhold deposit for actual documented damages and must provide an itemised deduction list.
Return deadline: No statutory deadline — typically 7–30 days after departure and final meter readings. Specify the return timeline in the contract. Disputes go to civil courts or a licensed mediator.
Alternatives: Some new-build apartments and professional agencies offer bank guarantee alternatives, but cash deposit is the norm in the private market.
3. During your tenancy
Communal Services (Коммунальные услуги / Комуналка)
Frequency: Monthly — utility bills (electricity, gas, water, heating) are issued monthly. Most are payable via Kaspi Bank app instantly. Building management (КСК/УК) service charges are usually collected separately each month.
Dispute window: Any billing errors should be disputed within the same billing month. Contact the utility provider directly or visit their office with your contract and meter readings.
- - Landlord claims utilities are included but does not provide receipts — demand copies or pay directly
- - Unusually high utility bills without explanation — check meter readings and compare with previous months
- - КСК/УК demanding large one-time payments for building improvements without proper meeting resolutions
Repairs: Under the Civil Code, the landlord is responsible for major structural and engineering repairs (plumbing, heating systems, roofing, external windows). The tenant is responsible for routine maintenance and minor repairs (light bulbs, minor plumbing issues). Define all repair responsibilities clearly in the lease — the default legal position may not match what was verbally agreed.
4. Moving out
Notice period: Tenant must give notice per the contract terms (typically 1–3 months written notice for early termination). If the contract does not specify notice, the Civil Code default applies: 3 months notice for early termination of a residential lease. Landlord must give 3 months notice to terminate. Mutual agreement termination is common and faster.
Final handover: Conduct a joint exit inspection (акт возврата / акт сдачи) with the landlord on the departure day. Compare against the original check-in report. Agree in writing on any damage deductions before leaving. Take final meter readings and pay any outstanding utility bills. Return all keys and access cards/fobs.
Deposit return: No statutory deadline for deposit return — typically 7–30 days after final inspection and utility settlement. Specify the return date in your contract or exit agreement. Deductions for damage must be agreed and documented. If the landlord unreasonably withholds deposit, a civil court claim is the recourse — keep all documentation (lease, acceptance acts, payment receipts, photos).
Your tenant rights
Tenant association: No formal tenant union exists in Kazakhstan. Tenants in the same building may collectively address issues through the КСК (condominium association) for common-area problems. The Agency for the Protection and Development of Competition (AZRK: azrk.kz) can mediate some landlord-tenant disputes. Legal aid is available through the Bar Association for tenants facing unlawful eviction.
Rent control: No rent control legislation exists in Kazakhstan. Landlords can increase rent upon contract renewal or with the notice specified in the contract. In practice, rent increases are negotiated annually, often tied to inflation or USD exchange rates for high-end apartments.
Eviction protection: Landlords cannot evict tenants without following the legal process. A valid contract can only be terminated per its terms. If a landlord attempts unlawful eviction (changing locks, removing belongings, harassment), tenants can apply to court for an injunction. The local akimat (city administration) housing department can also be contacted. Foreign nationals facing landlord pressure should consult a lawyer immediately — work permit holders face the additional risk of losing their migration registration basis.