Apartment Rental Lease Checklist for Smooth Philippine Move-in

Moving into a rented apartment in the Philippines involves more than just handing over the first month’s rent. The upfront costs alone can catch first-time renters off guard, with a typical Metro Manila unit requiring two months advance and two months deposit before you even step inside. Add a broker fee, utility deposits, and the initial setup of furniture and appliances, and the total easily reaches four to five months’ worth of rent. A structured move-in checklist protects your deposit, avoids disputes, and makes the transition smoother.

What You Pay Before You Move In

The advertised monthly rent is just the starting point. Most landlords in the Philippines require a standard upfront package: two months advance rent and two months security deposit. A broker or agent fee typically adds another month’s rent, though some charge a flat rate of ₱5,000 to ₱10,000 for smaller units. Utility connection fees add more — Meralco transfer or connection costs range from roughly ₱800 to ₱3,000, and internet installation from Globe, PLDT, or Converge runs ₱500 to ₱1,500. If the unit is unfurnished, budget for a mattress, basic kitchenware, curtains, and move-in cleaning. All told, plan for 4.5 to 5 months of rent in upfront cash.

Where to Find Listings and How to Read Them

Roughly 70 percent of rental listings in the Philippines circulate through Facebook groups, Marketplace, and informal broker networks. The remaining 30 percent appear on listing sites like Lamudi, DotProperty, and RentPad, condo administration offices, and physical “For Rent” signs. Join two or three location-specific Facebook groups and enable notifications — good units can be taken within 24 hours during peak season (May to August, December to January). Brokers often have inside listings in established condos like Bonifacio Global City, Rockwell, Greenbelt, and Eastwood; ask for a shortlist of five to eight units within a day.

When reading a listing, watch for vague descriptions. “Fully furnished” means different things to different landlords — ask for a written list of included items before signing. Verify “Near MRT” or “walking distance to BGC” on Google Maps; walking time estimates are roughly accurate, but the heat and humidity are not. “Inclusive of association dues” means the landlord covers condo dues of roughly ₱50 to ₱120 per square meter per month — that’s ₱1,500 to ₱3,600 extra for a 30sqm studio if not included. “Negotiable” often signals a 5 to 10 percent discount; “Best offer” means similar flexibility with more theatre.

What to Actually Check at the Viewing

A viewing is your only chance to catch problems before signing. Run water in every sink and shower — watch for slow drains, brown water, and weak pressure. Flush the toilet and test each aircon for at least three minutes; warm air after a minute may signal a needed recharge or replacement. Locate the breaker box; few breakers can mean insufficient capacity for running aircon, washer, and rice cooker simultaneously. Check cellular signal in every room and confirm which internet providers serve the building — some buildings have exclusive contracts that limit your options.

Inspect ceilings for water stains indicating leaks from the unit above. Check floors for tiles that bounce, suggesting moisture intrusion. Open every cabinet and look for pest droppings, rust, or stale smells. If possible, ask to meet a neighbor for unfiltered feedback about the building and management.

Lease Agreement: What to Read Before You Sign

The lease agreement is a legally binding document. Key clauses to review include the rent amount and payment terms, deposit amount and refund timeline, who pays for repairs (the Civil Code default: landlord for major repairs, tenant for minor), lease duration and renewal terms, early termination penalty, and breach definitions. Insist on adding a 30-day deposit refund timeline if missing, and a clause that the deposit cannot be applied to the last month’s rent unless both parties agree in writing.

Under the Rent Control Act (RA 9653), landlords may increase rent by a maximum of 7 percent per year for continuing tenants. Rent is due within the first five days of the month unless the contract specifies otherwise. Subleasing is prohibited without written owner permission and is grounds for eviction. Eviction is allowed only under specific conditions — non-payment of rent for three consecutive months, unauthorized subleasing, or the owner’s intent to use the property for themselves or immediate family — and requires due process with proper notice. If the property is sold, the new owner must honor the existing lease until expiration, and the tenant has first priority to re-rent.

Move-In Day: Build the Paper Trail

The first hour after getting the keys is the most important. Do not unpack or move furniture. Instead, spend that hour videoing every room — open every cabinet and drawer, photograph existing damage, and record meter readings for water and electricity. Narrate a dated video walkthrough stating the date and unit. Email the landlord the same-day video and a short message for timestamped records. This single step is your strongest protection for getting the full deposit back at move-out.

First-Week Action Plan

Within the first seven days, complete these steps in order:

• 1
  Confirm Meter Readings

  Photograph Meralco and water meters on move-in day and share the readings with the landlord in writing. Confirm who pays consumption from what date.

• 2
  Transfer Utilities to Your Name

  Open Meralco and water accounts under your name using your lease, ID, and meter photos. Set up fresh internet service — avoid inheriting prior accounts that may have unpaid balances.

• 3
  Test Everything

  Test aircon in all modes and check drainage. Run all taps for pressure and drainage. Flush toilets and check drains. Test every electrical outlet, light switch, exhaust fan, doorbell, and intercom. Run appliances through basic cycles.

• 4
  Submit a Written Punch List

  Send the landlord a written list of any issues found during the inspection window (days 1–7). This creates a record and sets expectations for repairs.

• 5
  Secure Receipts and Inventory

  Obtain an official receipt for the advance and deposit. For furnished or semi-furnished units, get a signed inventory list. Save digital copies of the signed lease, deposit receipt, and move-in video to two cloud services.

• 6
  Save Key Contacts

  Save building administrator, barangay hall, Meralco (16211), Maynilad (1626) or Manila Water (1627), internet provider support, and the landlord’s direct number. Walk the area at night to locate the nearest 24/7 store, hospital, and safe route to public transit.

Frequently Asked Questions

Making the First 30 Days Count

The first 30 days in a new rental are low-cost insurance for your deposit and future peace of mind. The documentation habits you build now — dated photos, written communication, official receipts — save stress at every renewal and move-out. Keep digital copies of the signed lease, deposit receipt, and move-in video in two separate cloud services. Save your payment method and due date in your phone calendar with two reminders. And walk the neighborhood at night within the first week to understand the area’s character and safety.

If this was useful, you might also want to read our guide on moving out of a rented apartment.

Sources

Rental Inventory Checklist: Protecting Yourself as a Renter in the Philippines — A deeper look at documenting unit condition at move-in and move-out.

Renters Gain Security with Philippine Eviction Laws — Explains tenant protections under RA 9653 and what to do if faced with eviction.

The Ultimate Checklist for First-Time Renters in the Philippines (2025 Guide). UPropertyPH, 2025.

First 30 Days Move-In Checklist Philippines. RentScout.

First-Time Renter Guide Philippines. RentScout.

Move-In Checklist for Landlords and Tenants in the Philippines. Zindela Properties.

Renting an Apartment in the Philippines in 2025: Legal Rights and Smart Tips for Tenants. Bed & Go Inc., 2025.