Contract Terms

Rental Quotes and Payment
Beijing Rental prices are quoted in RMB or USD per month, but payment is usually made in RMB. The exchange rate will be clearly stated in the contract. The rent quoted typically includes the property management fee but not the 5% rental tax (required if you need an official rental receipt). Rents are required in advance of the following month. Rental payment is paid monthly and is due the day you move in and the same time each month after that.

Property Management Fees
Property management fee is the fee for the building maintenance, security and the general upkeep of facilities in the property. The more facilities offered in a complex (e.g. pool, tennis court, etc) the higher the management fee. Management fee's are usually only required for service apartments and high-end new apartment complexes. Private landlords usually do not ask for Management fees. Most management fees are included in the rental price quotes but the landlord should clearly state how much it is.

Security Deposit
A standard security deposit is held for “compliance with the terms of the lease agreement”. Typically the security deposit is equal to 2 – 3 months of the total rental. The security deposit should be returned after the termination of the lease, without interest. Some landlords will try and deduct $$ from the deposit should there be any damage to the property other than normal wear and tear. However the security deposits are generally returned. There are no ‘Key Money' fees in Beijing .

OFFER LETTERS & HOLDING DEPOSITS
Once the general terms of the lease have been agreed upon an initial “Offer Letter” and a holding deposit are required. The Holding Deposit should be an amount equal to one month's rent. On the signing of the formal tenancy agreement this is used as the first month's rental. Typically, the holding deposit is not refundable if the tenancy agreement fails to be signed.

OFFICAL RENTAL RECEIPT AND 5% RENTAL TAX
The Beijing Gov. requires that all landlords pay a 5% tax on rental income. Landlords often try to pass this tax on to the tenant and exclude this cost from the rental quote. If your company is paying your rent they WILL require an official receipt so it is important to confirm if an official receipt is included in the rental fee.

UTILITIES
Utility costs of phone, gas and electricity, water and satellite are payable by the tenant.

Legal Fees
there are no legal services or lawyers required to sign a lease agreement in Beijing . Should either party request legal counsel they will be responsible for covering their own costs.

Agency Service Fee
Tenants do not pay a service fee on Rental Property in Beijing . The Service Fee is paid by the landlord.

Short term lease

Monthly based rental:
If you are looking for a short term lease, there are options available in Serviced Apartments. They rent on a per month basis. The service apartment 's rental(normally above $1000USD) is higher than normal Chinese apartments, but for short term rental, service apartment may be the only choice for you, since most Chinese apartments landlord can not accept short term rent. So you must expect the short term rental is much higher than long term rental in Chinese apartment.

Other questions
FURNITURE AND APPLIANCES
Furniture: Furniture in Privately owned property is usually up for negotiation. If you require, most landlords will provide basic furniture (couch, TV, DVD player, beds, table and chairs, wardrobe). Furniture in Beijing is relatively inexpensive so if you have any specific requests simply speak with your agent while negotiating the lease contract. Private landlords often give two quotes, one for furnished one for unfurnished. Many serviced apartments are fully furnished. If the landlord agrees to buy furniture you may instead want to ask for an allowance to buy on your own. This will ensure you actually like the furniture.

Appliances: Landlords normally supply all electric ‘white goods'. This normally includes a refrigerator, air-conditioning units, combined washer/dryer, oven and TV.

A/C – Heat and Cooling the Property: Beijing has not yet caught onto the benefits of Central Heating and Air. Most properties in Beijing use split unit air conditioners/heaters. Beijing 's temperatures can be extreme with hot and humid Summers and cold damp winters. It is important to make sure your potential home has sufficient A/C-heat. Some landlords are beginning to put in radiators in the colonial property. They are fantastic.

TV and Satellite: Satellite TV can be installed in most homes. If you want Satellite TV most landlords will help install it. Most Satellites in Beijing can receive about 60+ channels. All the international News Stations a few French and German Channels and the standard movie channels ( HBO, Cinemax, Start Movies). Most service apartments have satellite.

Club Memberships
New Apartment Complexes that have facilities provide free access. In old property or new apartments without facilities the landlord may include membership to the nearby gyms. It is a matter of negotiation.

Subleasing
Subleasing is not allowed in a general contract. If you would like or require this clause it would be important to mention it from the beginning.

Rental Set-Up Costs
2 months deposit
1 month rent (incl. mgmt fees)

Early Contract Termination & Break Lease Clause
Break clauses are not standard during the first year. Break Clauses are common in the second year. The Tenant would need to provide written notification to the landlord 2-3 months prior. Early Termination without a break clause will put the security deposit in default. The introduction of a replacement tenant is another possible option.

Lease Termination and hand back
After the termination of a lease contract the tenant is responsible for reinstating the premises to the same condition as it was at the commencement of the lease term, “subject to normal wear and tear”. The agency will prepare an inventory of the condition of their premises and an itemized list of the landlord's fixtures and fittings at the commencement of the term.

Pre-Handover Property Condition
Before handover, the landlord should sand and coat all wooden floors and repaint all the walls and ceilings. The Landlord should check all electric wiring, gas appliances and water utilities to make sure they are all in safe and in proper working order. Carpets should be deep cleaned. The landlord is responsible for maintaining all structures and utilities in the house

Electric Power
200 - 220 volts, 50 cycles

Utility Costs and Payment
Tenants are normally responsible for payment of the utilities (gas, water, power). Utilities are charged monthly. Gas, water and power bills for an average 2 bedroom apartments in the middle of the winter will not usually exceed USD50-100/month. Utilities are always connected before the tenant moves in. The agency will take readings the day of the move in.

Telephone
Most property comes with 1-2 phone lines installed. If there are no lines installed the process is very simple, either the landlord or the agency can arrange it.