Moving Back to India? How to Take Back Your Rented Mumbai Flat Smoothly

NRIs returning home often want to move into the flat they've been renting out. How to time the tenant's exit, get the flat ready, and the banking and tax changes to plan for.

Sea-view apartment towers on the South Mumbai skyline

Many NRI owners bought a Mumbai flat with the idea of living in it one day. When that day comes, the flat usually has a tenant, a society that hasn't seen you in years and some catching up to do.

Timeline

When	What to do
4 to 6 months before	Check the agreement's end date and notice clause. Plan not to renew
3 months before	Give written notice as the agreement requires. Book an inspection
1 to 2 months before	Plan repairs, painting and deep cleaning for after move-out
Move-out	Joint inspection, meter readings, keys, deposit settlement
Before you arrive	Repairs done, utilities in order, society informed

Don't plan to land and evict. Plan the exit around the agreement, and arrive to a ready flat.

Banking and tax changes to plan

Bank accounts: under FEMA rules, NRE and NRO accounts need to be redesignated as resident accounts once you return for good. Talk to your bank about options, including an RFC account for foreign currency.
Residential status for tax: it depends on days in India and earlier years, and returning NRIs may be "resident but not ordinarily resident" for a period. Ask a CA.
TDS on rent: once you're resident, the higher NRI TDS on rent no longer applies to new payments. Tell the tenant and update records. See TDS on rent to an NRI landlord.

Society and paperwork

Inform the society you'll occupy the flat, so non-occupancy charges stop. See non-occupancy charges.
Update your address with the society, BMC and utilities.
Review nominations.

If the tenant won't leave

A registered agreement gives you options. See tenant not vacating after expiry.

Frequently asked questions

How much notice should I give my tenant?

Whatever the agreement says. If you plan to move back, don't renew, and give notice early.

What happens to my NRE account when I return?

It must be redesignated as a resident account under FEMA. Your bank will explain options.

Planning a return? Book a video call and we'll plan the handover.

General information, not legal or tax advice.

Own a flat in Mumbai while living abroad?

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