A Beijing Rental Guide: The Basics

Navigating the rental market in any big city can be a daunting task. As a foreigner, finding an apartment in Beijing compounds those difficulties with the added stress of differing legal systems, customs, and language barriers. Whether you are a first time Beijing renter or a seasoned pro, here are some elements to consider before you head out to try and find your perfect home.

Finding an Apartment

When searching for an apartment, personal networks or real estate agents are reliable avenues of information. All options have advantages and disadvantages, which we outline below.

Real Estate Agents: The clear advantage of working with a real estate agent is the option of having a familiar face walk you through the rental process. However, when working with a real estate agent, remember that they are paid on commission and are motivated to sign renters as quickly as possible. In order to protect yourself from exploitation, seek an independent translation of the contract to fully understand the rental terms. Only the Chinese contract is legally binding, so English translations provided by landlords are not reliable safeguards for renters.

Payment for the agency fee depends on your budget. In general, for rent of RMB 6,000 per month or less, the renter will be responsible for paying the agency fee. If you are interested in using a real estate agent, our classifieds, Sublet, Scout Real Estate, 58, Danke Gongyu, Ziroom, Wo Ai Wo Jia, and Lianjia are good avenues to explore.

No Real Estate Agent: For sublets and shorter-term stays not involving a real estate agent, Wellcee and Airbnb are your best options.

WeChat Groups: For those already located in Beijing, ask to be added to all rental and housing groups. There are several which offer informal avenues to rent without the added expense of agency fees. For those with limited Mandarin skills, using primarily expat-based networks could be a more inviting alternative.

Looking at Apartments

When scouting apartments, look closely at common areas and hallways to ensure cleanliness. Ideally, you should have a convenient space for hanging laundry as well as personal storage. Check bathrooms as well for hot water and to ensure proper maintenance. In many large apartment blocks, cockroaches in the summer months may be inevitable, but ask about building treatment services and be aware that lower floors are at greater risk of infestation. 

READ: Avoid Losing Your Hair With These Chinese Phrases for House Hunting

Contract Negotiations

When negotiating the rental contract, terms and deposits should be carefully considered. Rental agreements are highly variable and can be subject to negotiation. To get a general idea of what to expect, see a sample rental agreement for an apartment in Beijing. Most contracts are structured in favor of the landlord, leaving unsuspecting expats few options when faced with unfair prices or disputes with building management. Remember to confirm that the building is registered as a rental property. If your landlord has not registered it as such you still may be on the hook for fines and legal trouble. To avoid trouble later, never send a landlord rent without meeting them in person and ensure the keys are in good working order. 

Most apartments will require a deposit of the equivalent of one to two months’ rent. Some may provide a choice between paying three months’ rent and a month’s worth of deposit or paying one month’s rent and two months' deposit. Experts advise going for the three-month option for slightly better protection against persnickety landlords. Whatever the amount, the deposit should be returned when you move out.

Moving In

Upon moving in, you will likely have to provide your passport and visa to register with the local public security bureau. Your landlord will likely need to accompany you with their identity card when first signing the contract but following initial registration, you can simply re-register when re-entering the country. Unless you are subleasing from a roommate, you will need to show your visa when signing a rental contract.

Generally, you will have to pay for electricity, water, gas, cable, and internet. Prices vary based on seasonal fluctuations but should total in the RMB 400 per month range. Some buildings may require an additional monthly maintenance fee of RMB 200 or less per month, which can be paid either by the renter or the landlord. The landlord and building management should be responsible for appliance repair and fixture maintenance. Confirm who is responsible for what repairs prior to signing the contract. When possible, add extra provisions if anything vital isn’t covered.

You will likely either need to pay rent in cash or via a Chinese bank account transfer. On the off chance you can use a foreign bank account, you may be able to pay rent online or through a direct bank transfer.

Still need some guidance on the finer points? Read our mammoth guide on how to find and rent an apartment in Beijing, right here.

Photo: justgola.com