Finding somewhere to live in Shanghai

How the market works

Flats are found through agents and through the major domestic property apps, and the same unit is commonly listed by several agencies at slightly different prices. Most rentals come furnished, which in practice means whatever the last tenant left plus an air conditioner in each room. Turnaround is fast: viewings are arranged same-day and a decision is expected within a day or two.

• Beike, Ziroom and the large domestic apps carry most of the genuine stock.
• Agency fee is usually one month's rent, sometimes split with the landlord.
• Payment terms are quoted as “ya yi fu san” — one month's deposit, three months' rent paid in advance each quarter.

Verifying the landlord

The second landlord is the recurring problem. Someone takes a flat on a long lease, sublets it room by room or whole at a mark-up, and when the owner discovers the arrangement the tenants are the ones who leave. Ask for the property ownership certificate and the owner's identity card, photograph both, and check the two names match each other and the name on the tenancy. If the person signing is acting for the owner, ask for the written authorisation.

• Fangchanzheng (property ownership certificate) plus the owner's national identity card.
• If an agent or relative is signing, ask for written authority from the registered owner.
• Be cautious of a landlord who wants cash, wants a large sum up front, or refuses registration.

Registration and the fapiao

The tenancy should be registered with the local community affairs service centre, and this matters beyond good practice: a registered lease is what work permit and residence permit renewals, and sometimes school enrolment, ask to see. Separately, if you need to claim rent as an expense or a housing allowance, you need a fapiao — the official tax invoice — and issuing one costs the landlord tax, so many will refuse or want you to bear it. Settle both points in writing before signing, not after.

• Lease registration at the community affairs service centre; the landlord usually has to attend or authorise it.
• Rental fapiao carries a tax cost — agree in the contract who pays it.
• A lease in the tenant's own name, properly registered, is what permit renewals want to see.

The deposit and moving out

Deductions at the end of the term for pre-existing damage are the most common dispute in Shanghai, and the tenant's only real defence is evidence. Photograph and film the flat in detail on the day you take the keys, including the inside of cupboards, the state of the flooring, the appliances and any marks on the walls, with the date visible. Send the set to the landlord and the agent by message so there is a timestamped record neither side can dispute later.

• Photograph every room, appliance and mark on handover day, and send the set to the landlord.
• Record meter readings for electricity, water and gas at handover and at move-out.
• Give notice in the form and period the contract specifies — verbal notice is not enough.

In order

1. 1Shortlist through an agent and confirm which specific unit you are being shown.
2. 2See the property ownership certificate and the owner's identity card, and match the names.
3. 3Agree who pays for the fapiao and who arranges lease registration, in writing.
4. 4Sign the tenancy in your own name where possible.
5. 5Photograph the flat in full detail on handover day and record all meter readings.
6. 6Register your temporary residence at the local police station within 24 hours of moving in.
7. 7Have the landlord complete lease registration at the community affairs service centre.