When Prakash Hegde finally found tenants for his two-bedroom flat in Indiranagar, he felt relieved. After months of empty rent cycles, the couple who came to see the house seemed perfect. Polite, professional,
and working with an international company. Only when they mentioned they were foreign nationals did a quiet worry settle in.
He smiled, said yes, and then did what most landlords in Bengaluru do. He opened Google.
What he found surprised him. Renting a house to a foreign national in the city was not just about police verification and paperwork. There were legal responsibilities he had never been told about.
Why renting to foreigners comes with extra rules
In Bengaluru, landlords who rent out property to foreign nationals fall under a specific set of legal obligations laid out in the Foreigners Act and immigration rules. These are not guidelines. They are enforceable duties.
The government’s concern is simple. Authorities must know where foreign nationals are staying, for how long, and under what legal status. That responsibility does not rest only with the tenant. It also lies with the property owner.
The first thing every landlord must do
Before handing over the keys, landlords must verify the tenant’s legal documents. This includes checking the passport and the visa to ensure both are valid and match the purpose of stay. A tourist visa, work visa, or student visa all come with different conditions.
If a landlord knowingly or unknowingly allows someone with an expired or invalid visa to stay, they can be held accountable under the law.
The most important step most people miss
Within 24 hours of a foreign national moving in, the landlord must submit Form C online to the Foreigners Regional Registration Office system. This is mandatory.
Form C is the official intimation to the government that a foreigner is staying at the property. Many landlords assume this is only for hotels. It is not. The rule applies to private residences as well.
In addition, local police intimation is strongly advised. In some areas, it is treated as a compulsory step.
When FRRO registration becomes necessary
If the foreign tenant plans to stay in India for more than 180 days, they must register with the FRRO or FRO. Landlords should ask for proof of this registration and keep a copy on record.
This step becomes crucial during inspections or background checks. It shows that both tenant and owner have complied with immigration requirements.
When renting to foreign nationals, a written and registered rental agreement is not just good practice. It is legal protection.
The agreement should clearly mention the tenant’s passport number, visa type, period of stay, and responsibility to maintain valid immigration status throughout the tenancy. This protects the landlord if any compliance issue arises later.
In Bengaluru, several property owners have faced legal trouble for failing to report foreign tenants properly. Under the Foreigners Act, landlords can face penalties and even prosecution if they are found sheltering foreign nationals without proper documentation or reporting. In simple terms, ignorance is not a defence.
What landlords should always keep on file
A basic compliance file for foreign tenants should include
Copy of passport
Copy of visa
FRRO registration proof if applicable
Submitted Form C acknowledgment
Police verification receipt if done
Signed rental agreement
This file becomes your legal shield.
Why is this important now, more than ever
Over the past week, Bengaluru police have arrested several foreign nationals, including citizens from Nigeria and Bangladesh, in separate cases linked to illegal stay and document violations. These incidents have renewed focus on how risky it can be for landlords to skip proper verification.
Officials stress that most foreign residents live here legally, but a few high-profile cases show why documentation and reporting matter more than ever for property owners.
Documents Are Your Friend
After that night of frantic searching, Prakash Hegde did not rely on hearsay. He verified documents, filed Form C online, informed the local police station, and ensured the rental agreement reflected all details.
It took him an extra day. But it gave him peace of mind for the rest of the year. Today, when friends ask him if renting to foreigners is risky, he says something simple. It is not risky, being careless is.
In a city as global as Bengaluru, foreign tenants are part of everyday life. The law does not ask landlords to be suspicious. It asks them to be responsible. And sometimes, that difference is what keeps a good intention from turning into a legal headache.
