Kyrgyzstan · Transaction safety
12 checks before renting a flat
From meter readings to photographing the furniture — what to document on move-in day so you don't lose your deposit when you leave. A checklist for tenants in Bishkek and Osh.
Deposits are lost not because landlords are malicious, but because nobody recorded the actual condition of the flat on move-in day. These 12 points close that gap. Go through them on the day you move in — ideally together with the owner — and save the results as photographs and a signed handover act.
§ 01
Before signing the agreement
- 01Ownership documents
Check the passport of the person letting the flat against the name in the property registry extract. If a 'representative' is acting — ask for a notarised power of attorney; without one, do not sign the agreement.
- 02Spouse's consent
If the flat was bought during a marriage and is registered to one spouse, formal written consent of the other is required for a long-term tenancy. It is rarely checked, but in a dispute it can save the contract from being declared void.
- 03Registered occupants
Find out whether anyone else is registered at the address. Otherwise a 'distant relative' with a legal right to live there may appear a month later — and you will have no legal way to remove them.
§ 02
On move-in day — documenting the state
- 01Meter readings
Photograph electricity, water and gas meter readings in close-up, with the date and serial number visible. Enter the figures in the handover act and sign it together with the owner.
- 02Photo album of the flat
30–50 photographs: each room from a wide angle, furniture, the kitchen, plumbing, any scratches and stains. Save them to cloud storage with an automatic date stamp — this becomes your evidence if the deposit is disputed on the grounds of 'damage'.
- 03Inventory of contents
Attach a list of furniture and appliances — with condition noted ('working', 'scratch on door') — to the agreement. The more detail, the fewer disputes when you leave.
- 04Keys and number of sets
Record how many keys you received and which locks they fit. Return exactly the same number when you leave. If the flat has an electronic lock, ask for the code to be changed.
§ 03
Checking utilities
- 01Utility arrears
Ask for recent bills or a certificate of no outstanding debt. The previous tenant's debts are not your responsibility — but if you do not establish a 'zero point', you will have to prove this in a dispute.
- 02Internet and provider
Find out whose name the internet contract is in and who pays for it. Ideally, transfer the contract to your name, or fix this obligation in the tenancy agreement.
- 03Testing the appliances
Switch on everything included in the rental: the hob, oven, washing machine, dishwasher, air conditioning and boiler. Anything broken must be noted in the handover act — otherwise the repair cost may be attributed to you.
§ 04
Formalities
- 01Deposit receipt
Handing over the deposit is a separate document, not part of the agreement. The receipt must state the amount in words, the date, the basis ('deposit for the rented flat at address…'), both parties' passport details and signatures.
- 02Communication channel and complaints procedure
Agree on a channel for communication and recording grievances (WhatsApp / Telegram / e-mail). Keep the correspondence — it carries the same evidential weight in court as a formal letter.
⚠ This material is for informational purposes only and does not replace legal advice. For major transactions always work with a qualified specialist in your country.