Starting September 15, 2025, China enforces the Regulation on Housing Leasing (住房租赁条例), the country’s first dedicated administrative law for the rental housing market.

This milestone marks a shift from a loosely controlled rental system — often plagued by hidden risks and disputes — to a more transparent, standardized, and legally protected housing market.

For expats, this means safer rentals, clearer rules, and stronger rights 

1️⃣ Why a New Regulation?

China’s rental market has grown rapidly in recent years, especially in big cities like Beijing, Shanghai, Guangzhou, and Shenzhen, where many locals and foreigners rent rather than buy.

But problems have been common:

• Unsafe “partition rooms” (subdivided apartments with poor fire safety).
• “Second landlords” (二房东) who sublet apartments without permission.
• Lack of official records when disputes arise.
• Unclear rules on what counts as livable space.

The new regulation aims to fix these issues by:

✔ Standardizing housing safety

✔ Preventing illegal rentals

✔ Protecting tenant rights

✔ Making rent pricing more transparent

2️⃣ Where You Cannot Rent

The regulation clearly states that non-residential spaces cannot be rented out as homes.

This includes:

• Kitchens 🍳
• Bathrooms 🚿
• Balconies 🌿
• Corridors 🛤️
• Underground storage rooms ⬇️
• Garages 🚗

👉 Example: If someone offers you a cheap “apartment” that is actually a converted garage or a room inside a shared kitchen, it is illegal under the new law.

3️⃣ Housing Safety Standards

Rental housing must meet legal and safety requirements in:

• Construction standards 🏗️
• Fire safety 🔥
• Gas installations ⛽
• Interior decoration 🪚

This is meant to prevent accidents and health risks — a big step forward after years of complaints about cramped, unsafe apartments.

4️⃣ Contract Registration (备案制度)

One of the biggest changes:

Landlords must register rental contracts through the official housing rental platform run by local housing authorities.

Registration is free. If landlords refuse, tenants can register the contract themselves.

Benefits for tenants (including expats):

✅ Proof of legal tenancy if disputes arise.

✅ Easier to apply for a residence permit (居住证).

✅ Helps in using housing fund (公积金) withdrawals.

✅ Promotes fair rent pricing by reducing hidden “black market” rentals.

👉 Before: Many expats signed contracts with landlords or agencies using templates, but with no official record. If a dispute happened, it was hard to prove rights.

👉 Now: Registered contracts create a government-backed record.

5️⃣ What If Something Goes Wrong?

If problems occur, different authorities are responsible:

Housing Department (住建部门) → Illegal subletting, unsafe partitions, changing housing use.

• Police (公安) → Security issues, harassment, public order.
• Fire Department (消防) → Fire hazards, blocked exits, missing equipment.
• Market Supervision (市场监管) → Price fraud, fake ads, unfair rental practices.

Other useful channels:

• 12345 hotline (government service call center).
• Local mediation committees or courts.
• Consumer associations.

📌 Tip: Always keep a copy of your contract, payment receipts, and communication records. These documents are essential if you need to file a complaint.

6️⃣ What It Means for Expats

• Safer housing → No more illegal “partition rooms.”
• More transparency → Registered contracts reduce fraud.
• More rights → You can register contracts yourself.
• Easier paperwork → Registration helps with residence permits and possibly visas.

✅ Bottom Line

China’s new Housing Rental Regulation is a win-win for tenants and landlords:

• It protects residents’ safety and rights.
• It reduces gray areas in the market.
• It makes renting more predictable and transparent.

For expats, this means fewer headaches when finding a home — but also a reminder: make sure your landlord follows the new rules and that your contract is properly registered.