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Home Blog Real Estate Legal Guide & Laws What Is a Deed of Assignment Tenancy

What is a Deed of Assignment Tenancy: Meaning, Documents, Legal Effect and Stamp Duty in India 2026

Published : February 20, 2026, 12:09 AM

Updated : February 20, 2026, 12:09 AM

Author : ANANTH

Real Estate Legal Guide & Laws

Lease Agreement

13 views

Summary

What is a Deed of Assignment Tenancy? It is a legal document used to transfer a tenant’s rights and obligations under a tenancy agreement to another person. Through this deed, the new tenant assumes responsibility for rent, terms, and conditions of the original agreement. Landlord consent is usually required. A Deed of Assignment Tenancy ensures a lawful transfer of tenancy rights while maintaining continuity of the rental contract.

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What Is a Deed of Assignment Tenancy?

A deed of assignment of tenancy is a formal legal document that transfers an existing tenant's entire interest in a lease to a new party. In simple terms, it is a contract that allows the current tenant (Assignor) to "sell" or transfer the remaining term of their lease to a new tenant (Assignee). Once this deed is signed and the landlord consents, the new tenant assumes the old tenant's rights to occupy the property and all obligations to pay rent and maintain it. [1]

Parties Involved in a Tenancy Assignment

For a valid transfer of rights, three key parties must be involved in the execution of the deed of assignment tenancy agreement. [2]

Assignor: The existing tenant who holds the lease and wishes to transfer their rights to someone else.
Assignee: The new tenant who receives the leasehold rights and takes over the responsibilities.
Landlord/Lessor: The owner of the property who must give written consent for the transfer to be valid.

When Is a Deed of Assignment of Tenancy Required?

This legal instrument is not for everyday rentals but is essential in specific scenarios where a lease must be transferred legally. [3]

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Tenant relocation before lease expiry: When a tenant needs to leave a city but wants to transfer the remaining lease term to a friend or colleague.
Business transfer or restructuring: When a company is sold, its office deed of assignment of lease ensures the new owners can keep the same premises.
Commercial lease handover: Retail stores often assign prime-location leases to new business owners at a premium.
Mutual agreement to replace tenant: When all parties agree to swap the tenant without drafting an entirely new rental contract from scratch.

Deed of Assignment Tenancy Agreement vs New Lease

It is important to distinguish between assigning an old lease and creating a fresh one, as they have different legal implications.

Basis of Comparison	Deed of Assignment (Tenancy Agreement)	New Lease
Nature of contract	Transfer of existing rights to a new person.	A completely fresh contract created from scratch.
Continuity of terms	Original rent, clauses, and expiry date remain the same.	Terms are renegotiated; rent and duration can change.
Parties involved	Three: Landlord, Assignor, Assignee.	Two: Landlord and Tenant.
Legal effect	New tenant replaces the old one for the residue term.	Old lease ends; a fresh legal tenancy begins.
When used	For business sales or transferring a leasehold interest.	When the landlord wants to update the market rent or rules.

Key Clauses of a Deed of Assignment of Lease

To protect all parties, a well-drafted deed of assignment of lease template must include specific clauses that leave no room for ambiguity. [4]

Reference to original lease: Clearly mentions the date and details of the primary lease being assigned.
Details of assignor, assignee, and landlord: Full names and addresses of all three parties involved.
Property description: Exact location and details of the premises being transferred.
Assignment clause: The operative text stating that rights are being transferred from Assignor to Assignee.
Effective date: The specific date from which the new tenant takes over responsibility.
Acceptance by new tenant: The Assignee's declaration to abide by all original lease terms.
Confirmation of continued lease terms: Stating that the original rent and conditions remain unchanged.
Signatures and witnesses: Formal execution by all parties in the presence of two witnesses.

Documents Required for Deed of Assignment of Tenancy

Just like any property transaction, specific documents are needed to verify the legality of the deed of assignment tenancy. [5]

Original lease deed: The primary contract that is being assigned.
Identity proof of all parties: Aadhaar, PAN, or Passport of the Assignor, Assignee, and Landlord.
Property ownership proof: Title deed or tax receipt from the landlord.
Consent letter from landlord: A written NOC allowing the assignment.
Draft deed of assignment: The legal document printed on stamp paper.
Witness IDs: Identification proofs for the two witnesses signing the deed.

How to Make a Deed of Assignment of Tenancy?

Executing a deed of assignment of lease sample involves a structured legal process to ensure it is binding and enforceable.

Review the original lease for assignment rights: Check your current rental agreement for an "assignment" clause. Many leases prohibit transfer without permission, so you must verify if you have the right to assign or if there are any penalties involved.
Obtain landlord consent: You must get a formal "License to Assign" or NOC from the landlord. Without this written permission, the assignment is invalid, and the landlord can evict the new tenant for unauthorized occupation.
Draft deed of assignment: Prepare the deed of assignment tenancy document on non-judicial stamp paper. It should explicitly state that the Assignor is transferring all rights and the Assignee is accepting all obligations for the remainder of the term.
Settle dues and deposits: The outgoing tenant must clear all pending utility bills and rent. The security deposit is usually transferred to the new tenant's name, or the new tenant pays the deposit amount to the outgoing tenant.
Execute with witnesses: All three parties, Assignor, Assignee, and Landlord, must sign the deed. This should be done in the presence of at least two independent witnesses who also sign to validate the process.
Register or notarize if required: If the remaining lease term exceeds 11 months, the deed must be registered at the Sub-Registrar’s office. For shorter-term use, notarization may suffice, but registration is always safer for legal evidence.

Stamp Duty and Registration of Tenancy Assignment

In India, a deed of assignment of tenancy is treated as a transfer of interest in immovable property. Therefore, it attracts stamp duty and registration charges, which vary by state. For long-term leases or commercial properties, the stamp duty can be significant (e.g., 5% in some states). Under the Registration Act, 1908, if the assignment is for a period exceeding one year, registration is mandatory to make the document admissible in court. [6]

Legal Effect of a Deed of Assignment of Tenancy

Once validly executed, the deed fundamentally shifts the legal relationships concerning the property. [1]

Transfer of tenancy rights to assignee: The new tenant gains the full legal right to occupy the property and enforce landlord covenants like repairs.
Release or continuation of assignor’s liability: Ideally, the deed releases the old tenant from future obligations. However, without an express release clause, the original tenant might remain liable if the new one defaults.
Enforceability against landlord: The new tenant has a direct legal relationship (privity of estate) with the landlord, allowing them to sue or be sued directly.

How NoBroker Can Help With Deed of Assignment of Tenancy?

Navigating the legalities of a deed of assignment tenancy can be complex, especially when dealing with commercial leases or strict landlords. NoBroker simplifies this process by offering expert legal assistance. We provide verified deed-of-assignment-of-lease template drafts tailored to your specific needs. Our team guides you through the entire process, from obtaining landlord consent to calculating the correct stamp duty and handling registration. With NoBroker's end-to-end support, you can ensure a seamless and compliant transfer of tenancy rights without the hassle of legal loopholes.

Frequently Asked Questions

Q1. What is a deed of assignment tenancy?

Ans: It is a legal document that transfers an existing tenant's lease rights and obligations to a new tenant for the remainder of the lease term.

Q2. Is landlord consent mandatory for assignment?

Ans: Yes, almost all lease agreements in India require the landlord's written consent before a tenant can assign their lease to someone else.

Q3. Can a residential lease be assigned?

Ans: Yes, residential leases can be assigned, provided the original agreement permits assignment and the landlord consents to the assignment.

Q4. Does a deed of assignment need registration?

Ans: Yes, if the remaining lease term exceeds 11 months, the deed must be registered to be legally valid and enforceable in court.

Q5. What is the difference between assignment and subletting?

Ans: Assignment transfers the entire lease to a new person who deals directly with the landlord, while subletting keeps the original tenant responsible for the rent and property.

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