How Landlords Can Include Broadband in Rent Without Getting Stuck With the Bill

Including fibre broadband in the rent can make a rental property easier to market. The problem starts when the tenant stops paying rent, damages the router, or leaves without clearing the broadband account.

The safest arrangement depends on whose name the broadband account is under.

Option 1: Broadband Stays Under the Landlord's Name

The landlord signs the fibre contract and includes the monthly broadband cost in the rent.

For example:

Rent: RM2,000 per month

Broadband: Included

Tenant pays: Electricity, water and other agreed charges

This is simple for the tenant, but the landlord remains the ISP's customer.

Maxis defines the customer as the person signing up for the service and states that the customer is responsible for the service charges. Non-payment can result in suspension or barring of the service. (Maxis Home Fibre T&C)

TIME's terms similarly state that the Customer must pay the charges stated in its invoices. (TIME General Terms)

That means a tenant saying, “I didn't pay the broadband bill” does not transfer the ISP debt to the tenant automatically when the account is still registered to the landlord.

The landlord can then have a separate claim against the tenant under the tenancy agreement, but the ISP relationship remains with the account holder.

When this arrangement makes sense

Keeping the account under the landlord's name can make sense for:

1. Rooms or units marketed as “internet included”
2. Short-term or frequently changing tenancies
3. Properties where the landlord wants to control the broadband plan

But the tenancy agreement should make the broadband obligation very clear.

Option 2: Transfer the Broadband Account to the Tenant

The second approach is to let the tenant become the broadband account holder.

This separates the landlord from the monthly ISP billing.

Unifi permits transfer of Home Broadband account ownership subject to its applicable transfer conditions. (Unifi)

TIME currently provides an ownership-transfer process through Self Care, where the new account holder completes the verification. (TIME Home FAQ)

However, transfer rules can interact with an existing contract or promotion. For example, Maxis states that transfer of ownership during a contract period can trigger applicable device or early-termination charges under certain plans. (Maxis Fibre Relocation FAQ)

So don't promise a tenant that “the fibre can always be transferred” without checking the specific plan.

Which Is Safer for a Landlord?

The important distinction is:

Whoever signs the ISP contract should be treated as the party responsible to the ISP.

The tenancy agreement can determine who reimburses the other party, but it does not automatically rewrite the ISP contract.

What Happens When the Tenant Runs Away Without Paying?

This is where landlords often get caught.

Account in landlord's name

The ISP can continue billing the landlord because the landlord remains the customer.

The landlord may then seek recovery from the tenant under the tenancy agreement. Malaysian Bar guidance notes that a tenancy agreement is a contract and that landlords can include provisions dealing with amounts owed and deductions from deposits. (Malaysian Bar)

Account in tenant's name

The tenant remains responsible for the broadband account under the ISP contract.

But the landlord should still check what equipment is installed at the property and whether any broadband service remains active. Do not assume that the account disappearing means the tenancy-related broadband issue has automatically been resolved.

Put Broadband Rules in the Tenancy Agreement

“Internet included” is too vague.

A better tenancy agreement should state:

1. Who owns the broadband account

State whether the account is under the landlord or tenant.

2. Who pays the monthly charges

Do not rely on a verbal agreement.

3. What happens if the tenant stops paying

State whether the landlord can recover unpaid broadband amounts from the tenant, subject to the tenancy agreement and applicable law.

4. Equipment responsibility

Specify that the tenant must return the router, mesh units or other supplied equipment in reasonable condition, allowing for normal wear and tear.

This is important because ISP terms can make the subscriber responsible for damaged or unreturned equipment. Maxis, for example, states that damaged equipment beyond normal wear and tear may result in repair or replacement charges, while failure to return certain equipment can result in a non-return fee. (Maxis Home Fibre T&C)

Unifi's published residential terms have also required customers to maintain leased equipment and bear applicable costs where loss or damage is attributable to the customer's fault or negligence. (Unifi Home Broadband Terms)

5. No unauthorised alterations

The tenant should not move, modify or interfere with fibre equipment, ONT/BTU, router or installed cabling without permission.

6. Legal and acceptable use

State that the tenant must use the broadband service lawfully and comply with the ISP's applicable terms and policies.

A Practical Broadband Clause

A landlord can adapt a clause along these lines:

Broadband Service: Broadband service at the Premises is [included in / excluded from] the monthly rental. The broadband account shall be registered under [Landlord/Tenant]. Where the account is registered under the Landlord, the Tenant shall not cancel, suspend, transfer or modify the broadband service without the Landlord's written consent and shall reimburse the Landlord for any agreed broadband charges forming part of the tenancy arrangement.

Broadband Equipment: The Tenant shall keep all broadband equipment supplied or installed at the Premises, including router, ONT/BTU, mesh units and related equipment, in reasonable condition and shall be responsible for loss or damage caused by the Tenant, occupants or guests, excluding normal wear and tear.

Termination / Vacating: Upon expiry or termination of the tenancy, the Tenant shall cooperate with the Landlord in returning or transferring any broadband equipment and settling any broadband-related amounts payable under this Agreement.

Unauthorised Changes: The Tenant shall not relocate fibre termination equipment, alter permanent cabling, or arrange for termination, relocation or ownership transfer of the broadband service without the Landlord's prior written consent.

This is a practical drafting example, not a substitute for legal advice. Malaysian tenancy arrangements are largely governed by the parties' contractual terms, and there is no single comprehensive landlord-tenant statute covering every residential tenancy. (Malaysian Bar)

One More Rule: Do Not Give Tenants Your ISP Account Login

If the landlord keeps the broadband account, the tenant does not need unrestricted access to the ISP account.

Give the tenant the Wi-Fi credentials, not access to billing, ownership transfer, termination or personal account information.

The tenant should not be able to change the service, terminate the connection or alter account details without the landlord's approval.

NetBijak's Take

For a landlord who wants to advertise “fibre internet included”, keeping the account under the landlord's name gives better control but also leaves the landlord responsible to the ISP. Transferring the account to the tenant reduces the landlord's billing exposure, but the specific ISP plan must first be checked for transfer restrictions. Whichever structure you choose, put the broadband payment, equipment damage and termination rules directly into the tenancy agreement.

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