What Is Rental Income Tax?
Rental income tax is the tax on profits you earn from renting out property. It applies to both residential and commercial properties, and even certain movable assets like machinery and ships. In Malaysia, this income is taxable under the Income Tax Act 1967, either as business income (Section 4(a)) or non-business (passive) income (Section 4(d)), depending on how actively you manage the rental:
- Section 4(d) – Passive Rental Income: Most individual landlords fall under this category. Rental income is considered a passive source, taxed on a net basis after allowable deductions (discussed below). Malaysian tax residents pay progressive tax rates from 0% up to 30% on their net rental income. Non-resident individuals are taxed at a flat 30% on such income (note that non-residents also do not qualify for personal tax reliefs or rebates). Importantly, if your rental is treated as non-business income, any rental losses cannot be carried forward to future years or offset against other types of income, and capital items (like furniture or renovations) are not deductible.
- Section 4(a) – Business Income: If the property letting is managed in a systematic, active manner with comprehensive services, it may be treated as a business source. For example, providing regular maintenance, repairs, cleaning, security, tenant services, and generally “doing all things necessary” for the property can render your rental activity a business. In such cases, rental income is filed under Section 4(a) and taxed as business profits. The key benefit of this classification is that you can claim business deductions and capital allowances on qualifying assets, current year losses can be offset against other income and unabsorbed losses can be carried forward or offset against other business income. The tax rate for an individual’s business income is still based on the individual tax brackets (0–30%), but a corporate landlord (company) pays corporate tax (usually 24% for resident companies) on its taxable profits.
Why does the classification matter? The tax treatment differs in terms of allowable expenses and loss treatment. We will highlight these differences in the sections below.
Comparison Between Tax Treatment Under Section 4(a) and Section 4(d) of the Income Tax Act (ITA)
For Business Income – Section 4(a):
- Both direct and indirect expenses that are wholly and exclusively incurred to generate rental income are deductible, in accordance with Section 33(1) of the ITA.
- Business losses incurred in the current year can be offset against other income for that year and may also be carried forward to future years.
- Taxpayers are eligible to claim capital allowances on qualifying capital expenditures.
For Non-Business (Passive) Rental Income – Section 4(d):
- Only direct expenses related to the earning of rental income are deductible.
- Rental losses under Section 4 (d) can be offset against rental income from other properties in the same year, provided they are assessed under the same category. However, such losses cannot be carried forward or offset against other income sources.
- Capital allowances are not available under this classification.
When Is the Deadline for LHDN E-Filing 2024 (Resident / Non-Resident / Corporate Entities)?
Malaysia’s tax filing season typically occurs in the first half of the year for the preceding year’s income. For the Year of Assessment 2024 (filed in 2025), the Inland Revenue Board (LHDN/IRB) set different deadlines depending on your taxpayer category and filing method:
- Resident Individuals (No Business Income) – Form BE: Due by 30 April 2025 for manual filing, or 15 May 2025 for e-Filing.
- Resident Individuals (With Business Income) – Form B: Due by 30 June 2025 (manual) or 15 July 2025 (e-Filing).
- Non-Resident Individuals – Form M: Due by 30 April 2025 (manual) or 15 May 2025 (e-Filing), similar to resident individuals without business. (Knowledge workers and certain expatriate categories were also included in the extension to 15 May.)
- Corporate Entities: Corporate tax filings are generally due within 7 months after the company’s financial year end. (For example, a company following the calendar year must file by 31 July 2025.) Starting from YA 2014, LHDN has mandated electronic filing for companies as well, aligning with the push toward full e-filing.
Note: Beginning 2024, LHDN requires most taxpayers to use electronic services (e.g. e-Daftar, e-Kemaskini, e-Filing) for submissions. It’s advisable to file online via the MyTax portal for convenience and to benefit from any automatic deadline extensions for e-filing. Always double-check the LHDN annual tax return guide for the exact deadlines each year, as extensions or changes can occur.
List of Expenses that Can Be Deducted From Rental Income in Malaysia?
Your taxable rental income is calculated on a net income basis, meaning you can deduct certain expenses from your gross rent to arrive at the taxable amount. According to LHDN guidelines, the following expenses are deductible against rental income:
- Assessment Tax (Cukai Taksiran): Local council tax on property, charged semi-annually.
- Quit Rent or Parcel Rent (Cukai Tanah or Cukai Petak): Yearly land tax payable to state authorities.
- Interest on Home Loan: The portion of mortgage interest attributable to the rental period (note: only interest, not principal, is deductible).
- Fire Insurance Premiums: Insurance for fire or peril cover on the rented property.
- Expenses on Rental Collection: Fees or commissions paid for collecting rent (e.g. property management fees).
- Expenses on Tenancy Renewal: Costs for renewing a lease, including renewal legal fees, stamp duty for renewal, and agent commission for securing a subsequent tenant.
- Repairs and Maintenance: Expenses to maintain the property in its existing condition (e.g. fixing leaks, replacing broken fixtures). This includes minor renovations to restore wear and tear, and also services like pest control or Indah Water sewerage charges.
- Service Charges and Maintenance Fees: For strata properties (condos, etc.), the monthly maintenance fee and sinking fund paid to the management are deductible.
- Replacement of Furnishings: The cost of replacing furnishings or equipment provided with the property (for example, replacing a faulty air-conditioner or fridge that came with the unit) is deductible, as it’s considered maintenance of rental quality.
On the other hand, non-deductible expenses are usually those incurred before letting out the property or for capital improvements:
- Initial Advertisement and Agent Fees to Secure First Tenant: Marketing costs and realtor commissions for finding the first tenant are capital in nature and not deductible.
- Legal Fees and Stamp Duty for Initial Tenancy Agreement: The first time you prepare the rental agreement and pay stamp duty, those costs are not deductible (they’re considered setup costs). (However, as noted above, renewal legal fees and stamp duty on renewal are deductible as recurring costs.)
- Renovation or Improvement Costs: Any expenses to upgrade the property (e.g. remodeling the kitchen, adding built-in cabinets to increase rental value) cannot be deducted against rental income. These are capital expenditures (though they might qualify for capital allowances if your rental is assessed as a business source under Section 4(a)).
Keep receipts and documentation for all allowable expenses.
Tip: If you own multiple rental properties assessed under Section 4(d), you can group all rental income and expenses in your tax calculation. This means expenses from one property can offset rental income from another property within the same year. For instance, if one house that has been rented out previously was vacant (no rental income) for part of the year, the costs incurred (maintenance, quit rent, etc.) during that period can be used to reduce the net income from your other properties.
However, remember that a net rental loss (overall) under Section 4(d) is not reportable or carriable forward – it simply means you have no rental income to tax in that year.
In contrast, if your rental activity is classified as a business (4(a)), a loss could be carried forward to offset future business income. Always distinguish initial capital costs from recurring expenses to comply with LHDN rules on rental deductions.
How To Calculate Your Net Rental Income?
Calculating net rental income involves subtracting all allowable expenses from your gross rental received. Here’s a step-by-step worked example for clarity:
- Property: Let’s say you rent out an apartment at RM1,000 per month on a 1-year contract. Your gross rental income for the year is: 12 months × RM1,000 = RM12,000
- Deductible expenses incurred during the year:
– Assessment tax: RM500
– Quit rent: RM50
– Repairs (e.g. fixing a broken water pipe and repainting): RM5,000 - Net Rental Income calculation: Gross rent (RM12,000) minus total expenses (RM500 + RM50 + RM5,000 = RM5,550) = RM6,450
In equation form:
Net Rental Income = RM12,000 – RM5,550 = RM6,450
This RM6,450 is the amount that would be subject to tax.
If the calculation yields zero or a negative amount (a loss), then no tax is payable on that property for the year. In fact, you don’t even need to declare a net rental loss in your tax return if rental is your only passive source. (The exception is if it’s a Section 4(a) business source, in which case you would declare the business loss to carry it forward.) In our example, since the net income is positive, you would include it in your taxable income for that year.
Note: The net rental income is assessed on a receipt basis. That means you count rent in the year it is received. For instance, if December 2024’s rent was only paid in January 2025, it would be counted in 2025 income. Ensure you only deduct expenses that were incurred during the period the property was rented out. Pre-rental expenses (like renovations to prepare the unit) should be excluded as they are not allowable against rental income.
By calculating net rental income properly, you’ll pay tax only on your profits from renting after all upkeep costs, rather than on the gross rent.
Steps to File Your Rental Income Tax Malaysia?
Filing your income tax as a landlord in Malaysia involves a few key steps, whether you’re an individual or a corporation. Here’s a general guide:
- Determine the correct tax form: For individuals, the form depends on your residency and whether you have business income. Most landlords who are Malaysian residents with only passive rental income will use Form BE (Resident Individual without business). If your rental is considered business income (or you have other business), use Form B (Resident Individual with business). Non-resident individuals use Form M. Companies will file a corporate tax return (Form C).
- Register and log in to MyTax: If you haven’t already, register as a taxpayer via e-Daftar to get an income tax number and a PIN for e-Filing. Then log in to the MyTax portal and access e-Filing. (Manual paper filing is being phased out—e-Filing is now mandatory for most, as noted.)
- Declare your rental income in the return: In your Income Tax Return Form (ITRF), there will be a section to report rental income. For e-Filing, navigate to “Statutory income from rents” – this is where you enter the net rental income calculated for all your properties. In the paper forms, it appears in:
- Form BE: Part B2 (Statutory income from rents).
- Form B: Part B7 (if applicable for business source rental).
You should separate rental income (Section 4(d)) from business income in the form. If your rental is under Section 4(d), do not include it in the business profit section; use the dedicated rent section. If under Section 4(a), it will be part of your business income declaration.
- Claim deductions and reliefs: The form will also ask for your personal reliefs (if you are a resident individual). Keep records (receipts, invoices) in case LHDN requests evidence. You don’t submit these with the return, but you must retain them.
- Submit before the deadline and pay any tax due: Once you’ve filled in all income (salary, business, rental, etc.) and claimed reliefs, the system will compute your tax. Review and submit the return by the deadline. If there is tax payable, you must pay by the due date as well to avoid late payment penalties. Conversely, if you have overpaid (e.g. via monthly tax deductions) and are due a refund, ensure your bank details are updated so LHDN can refund you promptly.
- Special note for foreign landlords: If you’re a foreigner deriving rental income from Malaysia, you are required to file Malaysian taxes on that income. Non-resident landlords have 30% flat tax on their Malaysian rental profits. There is no personal relief for non-residents, and you should use Form M. In some cases, if a tenant or agent pays rent to a non-resident, they might need to withhold tax (e.g. on payments for use of moveable property or other special cases), but generally for real property rent, the landlord files and pays the tax themselves.
Filing online is the fastest and most secure way. The MyTax e-Filing system will guide you step-by-step, and you can refer to LHDN’s e-Filing guide (panduan) if you need screenshots or detailed help. Always double-check that you’ve included all sources of income (rent, employment, etc.) in the return. Failure to declare rental income can result in penalties under the Income Tax Act (e.g. Section 113 for under-reporting), so it’s important to file accurately.
Understanding e-invoicing Implementation in Malaysia
Malaysia is rolling out a mandatory electronic invoicing (e-invoicing) system as part of its digital taxation initiative. The Inland Revenue Board (IRB, locally known as LHDN) announced that e-invoicing will be implemented in phases beginning August 2024. This represents a significant change in how businesses issue invoices for sales of goods and services, aiming to improve tax compliance and modernize record-keeping.
What is e-invoicing? In essence, an e-invoice is a tax invoice that is generated and transmitted electronically in a format approved by LHDN. Under the new system, whenever a sale or taxable transaction occurs, the invoice must be sent in real-time to the IRB’s central platform (called MyInvois portal) for validation. Once validated, the invoice is assigned a unique IRB reference and shared with the buyer, and the tax authorities get instant data on the transaction. This differs from the current practice where invoices are just between seller and buyer; with e-invoicing, IRB is effectively in the loop for each invoice issued.
Phased Mandatory Timeline: The requirement to issue e-invoices will be introduced in stages, based on annual turnover thresholds for the financial year ended 2022:
- 1 August 2024: Mandatory for businesses with annual turnover exceeding RM100 million. (Large taxpayers over RM100m must start e-invoicing at this date. However, IRB allows voluntary early adoption for others as well.)
- 1 January 2025: Mandatory for businesses with annual turnover > RM25 million up to RM100 million.
- 1 July 2025: Mandatory for businesses with annual turnover > RM500,000 up to RM25 million. This phase will rope in many small-medium enterprises (SMEs).
- 1 January 2026: Mandatory for businesses with annual turnover of at least RM150,000 up to RM500,000. By this date, almost everyone engaged in commercial activities must comply (unless exempted by specific criteria).
In other words, by 2025 most companies will be on the system, and by 2026 e-invoicing becomes compulsory for almost all taxpayers undertaking commercial activities in Malaysia. The mandate covers domestic as well as cross-border transactions, and includes B2B, B2C, and B2G (business-to-government) dealings. Even if your customer is a consumer, the invoice for a sale must still be electronically reported to IRB.
Regulatory framework: The e-Invoice initiative is enabled by amendments to the Income Tax Act. LHDN has issued guidelines detailing the technical requirements (invoice format, data fields, using the MyInvois portal or API integration, etc.). Malaysia’s system leverages the PEPPOL network (a global standard for e-invoicing) to facilitate the exchange of invoices through accredited service providers. Practically, businesses can use either the MyInvois web portal (suitable for low volume of invoices) or integrate their accounting systems via API to automate sending invoices to IRB.
Why this law? The move toward e-invoicing is to ensure more transparent and accurate tax reporting. It allows IRB to obtain transaction data in real-time, which helps curb under-declaration of income and expedite audits or refunds. It also aligns Malaysia with global trends in digital tax administration.
As of April 2025, companies above RM100 million turnover should already be live (with a relaxation period until 31 January 2025), and those in the next threshold should be preparing for January 2025 compliance. The law is new, and IRB has provided a 6-month transition period starting from August 2024 – during which no penalties will be imposed provided that businesses issue monthly consolidated e-Invoices, including self-billed e-Invoices where applicable, and make reasonable effort to comply.(By the end of the grace period, each invoice generally must be reported individually in real-time.
In summary, the new e-invoicing law represents a significant change requiring all invoices to be electronic and IRB-validated. All businesses (including foreign companies operating in Malaysia) need to gear up their systems for this mandate in 2024–2025. In the next sections, we’ll discuss how this affects landlords and the benefits and process of e-invoicing.
Do Individual / Corporate Landlords Have to Issue e-Invoice?
Many landlords are wondering if the new e-invoicing requirements apply to them, especially those who rent out properties to individual tenants. The answer depends on the entity type of the landlord and whether you are an individual conducting business:
- Individual Landlords (passive rental income): If you are an individual solely earning rental income not in the course of a business (i.e. your rental is Section 4(d) income) and also not conducting any other business, you are generally not required to issue e-invoices for the rent. The e-Invoice mandate covers “taxpayers undertaking commercial activities,” and notably exempts individuals who are not conducting business. In other words, if you as a person are simply collecting rent from a property without running it as a formal business and also not conducting other businesses, you fall outside the e-invoice obligation. You can continue to issue normal receipts or tenancy agreements as proof of rental for your tenant. The law explicitly carves out that an “individual who is not conducting business” is not compelled to use the e-Invoice system. (For tax purposes, a simple receipt to your tenant is sufficient evidence of the expense on their side, and no e-invoice is needed from your side in such cases)
- Individual Landlords (with business rental income under Section 4(a) or conducting any other business): If you actively provide comprehensive maintenance and services such that your rental is classified as a business or you are conducting any other business, then effectively you are “conducting business.” In this scenario, you would be required to comply with e-invoicing, according to the phase-in timeline. For example, an individual who runs a homestay business with extensive services, or who has registered a sole proprietorship, would likely need to issue e-invoices for rental charges. Once your annual business income exceeds the threshold for the relevant phase, you must adopt e-invoicing.
- Corporate Landlords (Companies, Partnerships, etc.): Yes, companies must issue e-invoices for rental income (and any income) once their phase-in date arrives. A company by definition is conducting a business activity (even if its sole activity is owning and leasing property). Corporate landlords should treat rental charges to tenants as any other sales/service invoice. For large property companies (turnover >RM100m), this started in Aug 2024. Smaller property firms will come in by 2025’s phases. After 1 Jan 2026, almost all companies and LLPs, etc., have to use e-invoices for rent bills.
In summary: Private individual landlords with solely casual rental income are currently exempt, whereas any landlord operating a business entity or earning rental income in a business-like manner is or will be caught under the e-invoicing law.
One more nuance: The government has indicated that micro businesses below a certain size may get exemptions or extensions. Notably, it was announced that MSMEs with annual sales below RM150,000 will be exempted from e-Invoice requirements (to ease compliance for very small traders). This would likely cover very small-scale landlords as well. If you’re an individual landlord renting out, you do not need to panic about issuing e-invoices to your tenant unless you are an individual conducting business. Nonetheless, keep an eye on this space – the push is towards full digitalization, and rules can evolve.
Can Rental Expenses Be Self-Billed for e-invoice?
With the implementation of Malaysia’s e-Invoicing regime, a common question arises: Can tenants self-bill rental expenses, including reimbursed utilities? The answer depends primarily on whether the landlord is engaged in business activities.
Below is a breakdown of the key scenarios:
Scenario 1: Landlord is a Business Entity
If the landlord is a registered business (e.g. Company, IHC, or Sole Proprietorship), they are considered to be conducting business. In such cases:
- The landlord must issue an e-Invoice to the tenant for rental income.
- If utilities (e.g. water, electricity) are under the landlord’s name and the tenant reimburses these costs, these amounts must be included in an e-Invoice issued by the landlord to the tenant.
Summary:
- The landlord issues the e-Invoice.
- Utility reimbursements must be billed to the tenant in an e-invoice if the utilities are billed under the landlord’s name.
Scenario 2: Landlord is an Individual Not Conducting Business
If the landlord is a private individual not conducting a business, the responsibility for invoicing shifts:
- The tenant is required to issue a Self-Billed e-Invoice for rental payments made to the landlord.
- If utilities are under the landlord’s name and the tenant reimburses these costs, the tenant must also issue Self-Billed e-Invoices for those expenses.
Summary:
- The tenant is responsible for issuing the Self-Billed e-Invoice for both rent and utility reimbursements where applicable.
Scenario 3: Property is Jointly Owned by Multiple Non-Business Individuals
In cases where the landlord is not a business entity, but the property is co-owned by multiple individuals, the following applies:
- The tenant must issue separate Self-Billed e-Invoices to each co-owner, in proportion to their ownership share.
Example: If monthly rent is RM5,000 and the property is co-owned as follows:
- Owner A: 10%
- Owner B: 10%
- Owner C: 80%
Then, the tenant must issue:
- RM500 to Owner A
- RM500 to Owner B
- RM4,000 to Owner C
Additionally:
- If utility bills are under the names of the landlords and the tenant reimburses those costs, the tenant must also issue Self-Billed e-Invoices for each owner’s share of the utilities.
- The tenant must keep accurate records of each owner’s percentage share to ensure proper invoicing and tax compliance.
Key Takeaway
Not all rental expenses are eligible for self-billing. Whether rental or related utility expenses should be self-billed depends on the landlord’s tax status:
- If the landlord is conducting business: the landlord issues the e-Invoice.
- If the landlord is an individual not conducting business: the tenant issues a Self-Billed e-Invoice.
- For jointly owned properties, tenants must allocate and issue Self-Billed e-Invoices based on ownership proportions.
Maintaining clear and accurate records is essential, particularly in shared ownership situations. When in doubt, professional consultation is recommended to ensure compliance with LHDN’s e-Invoice requirements.
What Is the Process of Issuing an e-Invoice?
Issuing an e-invoice under Malaysia’s new system involves a specific workflow through the IRB’s platform. Here’s a step-by-step overview of how the e-invoicing process works in practice:
- Issue the Invoice via MyInvois or API: When you make a sale or charge (for example, rent for the month), you create an invoice in your system and send it to the IRB. This can be done by keying the invoice into the MyInvois portal (a web-based interface provided by LHDN) or automatically via an API integration from your accounting softwareboardroomlimited.com. At this point, the invoice is in a digital format with all required details (seller, buyer, amount, tax, description of service, etc.).
- IRB Validation: The IRB’s system will perform an almost real-time validation of the invoice data. The invoice must meet the stipulated format and content requirements (for example, containing the necessary 55 data fields like date, pricing, tax code, etc.). If everything checks out, the IRB system approves the invoice and generates a Unique Identifier Number (UIN) for that invoice. This UIN is basically the tax authority’s stamp of approval.
- Notification to Seller and Buyer: Once validated, the IRB (MyInvois system) notifies both the supplier and the buyer that the e-invoice has been successfully processed. If you’re using the portal, you’ll see the status update; if using API, your system will receive the confirmation and UIN.
- Sharing the e-Invoice with Buyer: After validation, you (the seller) must provide the buyer with the validated e-invoice. This could be a PDF or electronic copy of the invoice that includes a QR code or the unique IRB reference embedded in it. Essentially, the buyer gets a copy that shows it’s an official e-invoice (so they know it’s also in IRB’s records). If you’re both on the MyInvois/PEPPOL network, the buyer may receive it through the system directly. Otherwise, you can email the PDF to them.
- Buyer’s Right to Reject (72-hour window): Upon receiving the e-invoice, the buyer has up to 72 hours to request any correction or reject the invoice if there’s a mistake. For example, if the invoice amount is wrong or the goods weren’t received, the buyer can raise a rejection through the system. If a rejection request is made, you as the supplier can then cancel the e-invoice (with proper justification) and re-issue a corrected one. Any cancellation must also be recorded through the IRB system.
- Credit/Debit Notes: If you need to adjust an invoice after that window (say a month later you give a discount or there was an overcharge), you cannot delete the original e-invoice but instead issue an electronic Credit Note or Debit Note as applicable. These too go through IRB (with reference to the original invoice).
Behind the scenes, all validated e-invoices are stored in IRB’s database. So at year-end, IRB already has a tally of your sales. You still keep records in your own accounting books, but this central repository is a key part of the system.
For small businesses with low invoice volume, using the MyInvois web portal manually might suffice (it’s free). For larger businesses with many invoices, an API solution or going through a PEPPOL-certified service provider would be more efficient, as it integrates with your billing system. In all cases, the process above remains the same in principle.
During the initial roll-out, IRB has allowed some flexibility. For example, in the first 6 months, they permit issuing monthly consolidated e-invoices – meaning you could aggregate all transactions with a particular buyer in one invoice per month. This is to ease the transition for businesses with high frequency transactions. They’ve also said no penalties will be imposed for non-compliance during this relaxation period as long as you attempt to follow the rules (e.g., using the consolidated invoice approach).
After this transition, the expectation is each transaction triggers an e-invoice in real-time. So, a landlord who must comply would issue, say, an e-invoice every month for rent to each tenant (if under mandate). The e-invoicing process is largely automated once set up, and businesses are advised to get their systems and staff ready for these steps (including training on the new portal or software). While the process might add an extra step (IRB validation) compared to traditional invoicing, it becomes quick and routine with technology in place.
Reference
The information above is derived from official LHDN guidelines and tax laws, including Public Rulings and Budget 2023/2024 updates. Authoritative sources such as the Inland Revenue Board (IRB) Malaysia, tax consulting publications, and reputable financial outlets have been cited throughout to ensure accuracy and currency of the content as of April 2025. Always refer to the latest LHDN resources or consult a tax professional for the most up-to-date regulations and interpretations. Happy filing, and may your property investment journey be both profitable and compliant!
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