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The Lodger Tenancy Agreement is essential for situations where a property owner wishes to let out a room in their primary residence while continuing to live in the property themselves. This arrangement is common in Malaysian urban areas, particularly in residential neighborhoods, shared houses, and family homes. The document establishes a license to occupy rather than a full tenancy, which is crucial as it maintains the landlord's right to access all areas of the property while protecting both parties' interests. The agreement needs to comply with Malaysian contract law and housing regulations while covering practical aspects such as rent payments, utility charges, use of common areas, and house rules. It's particularly relevant for homeowners seeking additional income, working professionals offering accommodation, or those providing student housing where the owner remains resident.

1. Parties: Identifies and provides full details of the landlord and lodger, including their full legal names, identification numbers, and current addresses

2. Background: Brief context explaining that the landlord occupies the property as their residence and wishes to let out a room to the lodger

3. Definitions: Defines key terms used throughout the agreement including 'Property', 'Room', 'Common Areas', 'House Rules', 'Rent', and other relevant terms

4. Grant of License: Specifies the room being licensed to the lodger and confirms this is a lodger arrangement, not a tenancy

5. Term: States the duration of the agreement, including start date and end date if fixed-term

6. Rent and Payment Terms: Details of rent amount, payment frequency, method of payment, and due dates

7. Deposit: Specifies security deposit amount, conditions for return, and permissible deductions

8. Bills and Utilities: Clarifies responsibility for utility payments and any inclusion in rent

9. Room and Common Areas: Describes the specific room allocated and lists common areas the lodger may access

10. Landlord's Obligations: Lists the landlord's responsibilities including maintenance, repairs, and services provided

11. Lodger's Obligations: Details the lodger's responsibilities including behavior, cleanliness, and use of facilities

12. House Rules: Sets out basic rules for living in the property including quiet hours, guests, cleaning responsibilities

13. Termination: Explains how either party can end the agreement and required notice periods

14. Notices: Specifies how formal communications between parties should be made

15. Governing Law: Confirms the agreement is governed by Malaysian law