Tenant Nightmares: When Long-Term Rental Goes Wrong in Malaysia

Every Landlord's Worst Nightmare

You thought you found the perfect tenant. Good income, verified employment, polite during viewing. They signed the lease, paid the first month's rent and deposit, and moved in.

Then month two arrived. No rent.

Month three? Same story. Texts go unanswered. Calls go to voicemail. When you finally reach them, there's always an excuse: "Salary delayed," "Family emergency," "Will pay next week for sure."

By month six, you've had enough. You want them out. But here's the terrifying reality: in Malaysia, evicting a non-paying tenant can take 12-18 months.

During this time, you're still paying:

Mortgage (if any): RM1,500-3,000/month
Maintenance fees: RM200-500/month
Assessment charges: RM100-300/month
Legal fees: RM3,000-10,000+

Total while fighting eviction: RM20,000-60,000+

And the tenant? Still living in YOUR property, rent-free, while you fight through Malaysia's slow legal system.

You're not alone. Every experienced landlord in Malaysia has at least one horror story. This article explores your legal options AND presents an alternative that many property owners are discovering: short-term Airbnb rentals eliminate tenant nightmares completely.

7 Common Tenant Problems in Malaysia

Before diving into eviction law, let's acknowledge the full spectrum of tenant issues landlords face:

1. Late or Missed Rent Payments

The most common problem:

Tenant pays 5-15 days late every month
Partial payments ("I'll pay the rest next week")
Complete payment stoppage after 3-6 months
Checks that bounce or bank transfers that "didn't go through"

Impact: Cash flow disruption, stress chasing payments

2. Property Damage Beyond Security Deposit

Tenants who don't respect your property:

Holes in walls from hanging art without permission
Stained carpets that need professional cleaning
Broken appliances (air con misuse, washer damage)
Scratched hardwood floors from pet claws
Burn marks on countertops from cooking accidents

Impact: RM5,000-20,000 in repair costs (deposit only covers RM1,500-3,000)

3. Unauthorized Tenants or Pets

Lease says "2 adults maximum." You visit and find:

4-5 people living there
Children (who weren't disclosed)
Large dogs scratching floors and barking
Cats with litter box smell issues
Subletting to strangers on Airbnb without your permission

Impact: Wear and tear exceeds normal use, violations of lease terms

4. Refusal to Vacate After Lease Ends

Lease ends, tenant won't leave:

"Can't find another place"
"Need more time to save for deposit"
Simply ignoring your notices and continuing to live there
Changing locks to prevent you from entering

Impact: Forced eviction process (12-18 months)

5. Utility Bill Defaults

Tenant moves out, leaving unpaid bills:

Unpaid water bill (water authority can lien property)
Unpaid electricity (TNB arrears)
Unpaid internet (contracts in your name)
You're legally responsible as property owner

Impact: RM1,000-5,000 in unexpected debt

6. Noise Complaints from Neighbors

Your phone rings at 11 PM:

Neighbors complaining about loud parties
Music blasting at 2 AM
Guests coming and going all night
Condo management threatening to fine you

Impact: Stress, potential fines from condo management, strained relationships

7. Subletting Without Permission

Tenant becomes illegal landlord:

Your condo appears on Airbnb without your knowledge
Strangers staying in your property
Tenant collecting profit while risking your investment
No control over who enters your property

Impact: RM50,000+ in potential damage, liability issues

The Legal Reality: Evicting a Tenant in Malaysia

If you're dealing with a non-paying tenant, here's what Malaysian law actually looks like:

The Eviction Process (Step-by-Step)

Phase 1: Demand and Notice (1-2 months)

Send formal demand letter for unpaid rent
File notice at Tribunal for Homebuyers
Wait for hearing date (can take months)

Phase 2: Tribunal Hearing (2-4 months)

Attend hearing at Tribunal for Homebuyers
Present evidence: unpaid rent, lease agreement, communication
Tenant may defend or countersue
Tribunal makes decision

Phase 3: Court Enforcement (6-12 months)

If tenant refuses to leave after Tribunal order
File application at High Court for writ of possession
Bailiff executes court order (can take months to schedule)
Total timeline: 12-18 months in many cases

The Financial Reality of Eviction

Cost Item	Amount Range
Lost rent (12 months)	RM18,000-36,000
Lawyer fees	RM3,000-10,000
Court fees	RM500-2,000
Maintenance during vacancy	RM2,400-6,000
Property repairs after eviction	RM5,000-20,000
TOTAL	RM28,900-74,000

This doesn't even account for the emotional toll - 12-18 months of stress, uncertainty, and sleepless nights.

Why Police Can't Help

One of the most frustrating things landlords learn: police in Malaysia will not get involved in tenant disputes.

They'll tell you: "This is a civil matter. You need to go to court or the Tribunal."

Your tenant knows this. They know the system is slow, and they know they can live rent-free for months while you navigate the bureaucracy.

Long-Term Tenants vs Airbnb Guests: What's Different?

Here's a comparison that might surprise you:

Aspect	Long-Term Tenant	Airbnb Guest
Commitment	12+ months locked in	1-7 days
Payment Issues	Monthly arrears possible	Paid upfront before arrival
Damage Risk	High (lives there daily)	Low (short stays, careful use)
Eviction	Legal nightmare (12-18 months)	Auto checkout (no action needed)
Screening	Reference check (limited)	Verified reviews, ID check
Income Potential	Fixed RM1,500-2,500/month	Variable RM2,500-6,000/month
Control	You're locked into lease	You choose availability
Property Access	Limited (tenant rights)	Full access between bookings
Wear and Tear	High (daily living)	Lower (vacation use)

The Key Insight: Airbnb Guests Can't "Squat"

This is the biggest advantage:

Guests book specific dates (e.g., 3 nights)
Payment is collected upfront by Airbnb
Checkout is enforced at 11 AM (or agreed time)
If they overstay, Airbnb can ban them from the platform
No need for eviction - they simply leave when their stay ends

Zero legal battles. Zero court dates. Zero sleepless nights.

Why Airbnb Eliminates Tenant Headaches

When we explain this to property owners, the lightbulb moment is real:

No Long-Term Commitment

Guests stay 1-7 days, then leave
You control your calendar - block whenever you want
No one "moves in" and claims rights to your property

Payment is Guaranteed

Airbnb collects payment before guest arrives
Money held in escrow until 24 hours after checkout
If damage occurs, you can claim from security deposit
No chasing tenants for rent

Guests are Careful

They're on vacation, not living there permanently
Reviews matter to them (they want 5-star ratings)
Bad behavior gets them banned from Airbnb
Property damage is rare (we see it in <2% of bookings)

Higher Income Potential

Weekend rates can be 2-3x weekday rates
Holiday pricing (CNY, school holidays) premium
No long-term rental cap (you adjust prices based on demand)

Professional Management Handles Everything

We communicate with guests (you never deal with them)
We coordinate cleaning (your unit is professionally maintained)
We handle check-ins/outs (key handoff, greeting)
We screen guests (verification, reviews)

Real Numbers: Airbnb vs Long-Term Rental Income

Let's compare actual 3-year projections for a RM300,000 condo in Melaka:

Long-Term Rental Scenario:

Monthly rent: RM1,800
Occupancy: 100% (when tenant is present)
Vacancy risk: 1-2 months between tenants
Maintenance: Tenant handles minor issues
3-Year Total: ~RM64,800

Airbnb Scenario (Professionally Managed):

Average daily rate: RM200
Occupancy: 21% (industry average for Melaka)
Monthly average: RM2,500-4,000
Maintenance: RM200-400/month (professional cleaning, repairs)
3-Year Total: ~RM75,000-105,000

Difference: +RM10,000-40,000 more with Airbnb over 3 years

This doesn't even account for the risk avoidance - no bad tenants, no legal battles, no eviction nightmares.

Don't Let Another Nightmare Tenant Ruin Your Investment

If you're reading this because you're currently dealing with a problem tenant, we understand your frustration. You're probably exhausted from chasing payments, worrying about property damage, and wondering why you ever became a landlord.

There's a better way.

Switching your Melaka condo to Airbnb short-term rentals eliminates tenant problems while potentially increasing your income. Here's what we offer at iHousing:

Our Service Includes:

responsive guest communication (you never deal with guests directly)
Professional cleaning after every checkout
Maintenance coordination (trusted contractors in Melaka)
Multi-platform listing (Airbnb + Booking.com + Agoda + VRBO + Expedia)
Dynamic pricing (rates adjust automatically based on demand)
Professional photography and listing optimization
Monthly reporting with full transparency

For Parkland Avenue by the Sea:

We're the official Airbnb manager for this new development with transparent flat fee pricing:

1 Room: RM200/month
2 Rooms: RM250/month
3 Rooms: RM300/month

For Other Condos (Silverscape, The Shore, etc.):

WhatsApp us for custom pricing - each property has different factors (size, location, condition), and we provide personalized quotes.

Take Action Today: Tired of tenant problems? WhatsApp us to explore Airbnb for your property.

We manage 100+ properties across 10+ condo developments in Melaka. We've seen every tenant nightmare scenario, and we've helped property owners switch to a model that eliminates the stress while maximizing income.

Your condo doesn't have to be a source of anxiety. It can be a hassle-free investment that generates consistent income without the headaches of long-term tenants.

About iHousing: Melaka's leading Airbnb property management company with 8 years of experience and 100+ properties under management. We specialize in transforming condos from tenant nightmares into profitable short-term rentals.

Tenant Not Paying Rent? What to Do in Malaysia (Legal Options + Airbnb Alternative)