You are new to Beijing and it takes you a moment to take in all the grey buildings looming over you. But you know behind every grey facade is a possibly tasteful, even elegant apartment decked out to your liking. Agents upon agents are in hot pursuit as they smell an opportunity, sending you tons of pictures along with price listings, insisting you must see this property or that before it’s snatched up. But you are undecided. Do you settle for a cozy hutong loft or a modern high-rise apartment? Who do you even speak to about the apartment after you view it? Who is truly running the show; the agent or the landlord who you never meet? And what if issues should arise? Who do you speak to? The agent? The landlord? And that is how you come close to your first nervous breakdown.

Welcome to Beijing’s renters market, where up is down, down is up, housing agents are kings, and if you don’t know any better, your landlord might take you for a wild ride. I exaggerate of course. But let us delve into the murky waters of renters’ rights in Beijing.

I Am Landlord, Hear Me Roar

Up until very recently, I believed landlords had absolute power. This is also the prevailing sentiment amongst friends living in the city, who try to keep their landlords as happy as possible to avoid a possible surprise eviction. Not so, says Matthias Schroeder LL.M, a lawyer based in Beijing.

According to Schroeder, the landlord’s rights and powers are far more limited under the law than you might realize. Landlords only have the right to collect rent, review and approve renovation plans to the house, and recover the house after the termination of a lease. But what about getting your deposit back at the end of a lease? First of all, don’t leave the country too fast. Renters in a hurry to leave the city or the country generally have no recourse should an unscrupulous landlord withhold their deposit. “We have seen cases where the landlord did not bother paying back the deposit. The cost of such a claim might be higher than the deposit itself. This becomes an issue, because, even in case the claimant wins the case, in most cases, the losing party will not have to pay all the attorney fees of the winning party. Therefore it is cheaper to not even bother.”

This is admittedly an extreme case, and a reasonable landlord should not only reimburse your deposit but may also calculate and reimburse all paid for but unused utilities such as water, electricity, and gas. They should also reimburse any repairs you may have carried out on the property that are not aesthetic, and provided that you have kept all receipts and fapiaos. This means that you can’t charge your landlord for the cute little bookshelf you decided to install yourself, as that will be considered a personal expense, however, if the apartment came with a broken shelf that you decide to fix, you can ask for a reimbursement.

What’s the Contract Got to Do With It?

You have come to the end of your lease, but you love the place. You haven’t had much of an issue with the landlord and you wish to extend your contract. But you are met with a flat ‘no’. Is it another tenant? Does he want to increase the rent? Don’t be surprised if this happens. The landlord is well within his rights not to renew a lease, provided that he gives you ample notice to vacate the premises. “In the last six years in Beijing, I had to move three times with my family,” says Schroeder, “It is just a question of luck, how long you may stay in your flat. The landlord is not obliged by law to renew the contract in most cases.”

And don’t be surprised to receive a notice to vacate your apartment shortly after moving in because the landlord has either decided to move in himself or has sold the apartment. If you are lucky, your lease might be transferred, but in most cases, you will have to vacate. All is not lost though. According to Schroder, “As a penalty for breaching the contract and terminating it prematurely, most standard contracts foresee the payment of two months of rent.”

Biting the Bullet

It might be surprising for foreigners to learn that in cases where our rental rights have been contravened, we can actually represent ourselves in court. “If the landlord breached the contract by not giving notice in time or by prematurely terminating the contract without having the right thereto, you may file for damages. A lawyer is not necessary for doing so as you are allowed to represent yourself, and the court clerks will help you with the filing,” elaborates Schroder.

However, and this is very important to note, if a contract is written in both English and Chinese, and there is no clause stipulating otherwise, then the prevailing version is always the Chinese version. This could be a problem if the terms in the two contracts do not match, which is not unheard of.

Whatever the situation, it is a relief to know the renter’s market in Beijing isn’t as much of the wild, wild East the urban legends suggest. Be it using your landlord’s desire to increase your rent to renegotiate your lease, or even taking the plunge and representing yourself should things go south, there is always a solution. You just have to know where to start, and where to go should things end badly.

Here Are a Few Things to Keep in Mind Before, During, and After You Sign on the Dotted Line:

1. Check the landlord’s house property certificate and his ID card to confirm that the house belongs to him and that there is no overdue mortgage on the apartment. Foreclosure would terminate your lease agreement without compensation.
2. Document the status of the apartment with pictures and witnesses. Note any damage, even minor, on the ‘handing over’ list, which must be attached to the rental contract.
3. Only sign a lease contract with the house owner or an authorized person, not with the current tenant or the relatives or friends of the house owner.
4. Make sure the landlord issues a proper rental fapiao and clarifies who has to pay the respective taxes.
5. After signing the lease contract, register at the police station in a timely fashion.
6. If you do repairs, document them; and collect all the bills and fapiaos.
7. If you can afford it, or your living expenses are covered by your employer, insist in an arbitration clause. Although expensive, in the event of a dispute, arbitration is faster than the court system, and the parties can influence the proceedings better.

KEEP READING: Beijing Landlords Now Prohibited From Changing Housing Contract Terms During Lease

Photos: Unsplash

This article appeared in the beijingkids 2020 June issue

When I was seven years old, my family moved from China to sunny Southern California. Although I was excited to start my new life in the US, I remember being scared to leave my extended family, friends, and basically everything I knew behind to move to a land where I didn’t know the language, culture, or anyone other than my parents. Our first few months in the US were difficult. With no Google or Yelp available, we relied on the Yellow Pages (remember those thick phone books from the old days?) and recommendations from friends and neighbors to get by. If only we had something like a Home and Relocation Guide handy, I know it would have made life so much easier.

Now that I’m a seasoned expat, I’m so pleased to be able to share all the Beijing life lessons and hacks that make life in our fair city that much easier and fun for the whole family. So with that said, welcome to your new home and let’s dig into the 2020-2021 beijingkids Home and Relocation Guide!

In this issue we share tips on finding an apartment in Beijing and negotiating a housing contract so you don’t fall victim to scammers or ill-written contracts. Don’t believe that moving nightmares happen here? Three expat families share their housing stories so you can hopefully learn from their misfortune.

For kids, the move can be stressful. Education expert Julie Wolf shares her tips for preparing young kids for the big move and our student correspondent Sharanya Trivedi shares her first-person experience as a globe-trotting teen.

Make your family’s life in Beijing easier and get all the deets on finding an ayi to help you run your home, the know-how on finding the right school for your little ones, the legal ins and outs of owning a dog in the city and bringing your fur-baby out of China when you leave, as well as the lowdown on the city’s best family-friendly parks where you can spend a sunny afternoon picnicking.

I’m a firm believer that home is where the heart is. Beijing is a welcoming city, with a community of expats from all around the world, so if you make the effort to explore all the great things and culture that the city has to offer, then you’ll be feeling right at home in no time.

KEEP READING:  Helpful Tips for When It’s Time to Move On From Beijing 

Photos: Uni You

This article appeared in the beijingkids 2020 June issue