Phase I: Strategic Planning and Location Vetting
Dhaka’s vast size means location is paramount. Base your decision on daily commute and lifestyle compatibility, not just price.
- Define Your Mobility: Recognize the impact of traffic. Prioritize areas that minimize your daily travel time to work or school.
- Understand the Cost Clusters:
- Premium Zones (Gulshan, Banani, Baridhara): Expect higher security and better utility management, but rents (BDT 50,000+) often require 3-6 months' advance deposit.
- Mid-Range (Dhanmondi, Uttara): Offers a balance of quality and community, with variable infrastructure quality.
- Value Zones (Mirpur, Mohammadpur): Budget-friendly, but requires scrutiny of building maintenance and utility connections.
- Check Utility Reliability: During site visits, specifically inquire about load-shedding frequency for electricity and the consistency of gas and water supply. These are non-negotiable for comfortable living.
Phase II: The Vetting Protocol (Agent and Property)
Assume nothing. Verification is the tenant’s sole protection against fraud and misrepresentation.
- Avoid "Tolet" Flyers Alone: While visible, traditional paper notices should be cross-verified. Leverage reputable online portals and established real estate agencies.
- The Agent Trap: Confirm the agent's mandate. Are they legally authorized by the property owner, or are they an informal dalal (broker)? A licensed agent adds a layer of accountability.
- NEVER Pre-Pay: A critical rule: Do not pay a single BDT of advance money, security deposit, or token fee before you have physically inspected the property and confirmed the owner’s legal title (or the property manager’s authority to lease).
Phase III: Physical Inspection and Lease Security
The inspection is your audit. The lease agreement is your shield. Do not rush either step.
| Checklist Item | Purpose & Action Point |
| Structural Integrity | Check for persistent dampness/leaks in the kitchen and bathrooms. Test the drainage/plumbing under full water flow. |
| Wiring and Outlets | Ensure all lights and fans are operational. Test a minimum of two wall outlets in each room. |
| Security Features | Verify the functionality of the main gate lock, apartment door locks, and the status of any on-site security personnel (day/night shifts). |
| Neighbourhood Check | Speak briefly with a resident to gauge the landlord's responsiveness and the community's general atmosphere. |
| Deposit and Refund | The lease must explicitly state the security deposit amount (typically 1–2 months' rent) and the precise, time-bound conditions for its full refund upon departure. |
| Maintenance Clause | Clarify who is responsible for minor repairs (e.g., bulb replacement) versus major upkeep (e.g., water pump failure). Get it in writing. |
Phase IV: Finalizing the Legal Contract
- Written Agreement is Mandatory: Verbal promises are worthless. Insist on a written lease agreement (ideally notarized).
- Advance Notice: The contract must specify the minimum notice period (usually one month) required by either party to terminate the tenancy.
- Tenant Information Form: Be prepared to provide mandatory identification details for the Landlord/Property Manager to submit to the local police station as required by law. This is a standard security measure.