Home is a place of security, stability and belonging. Yet as rising rents, increasing housing costs and limited affordable options continue to reshape Pakistan’s urban landscape, countless families have no place to call home. For many tenants, the challenge is not simply finding a roof over their heads, but holding on to it as prices rise, agreements expire and the cost of living continues to increase.
In Pakistan’s major cities, the search for a home is increasingly becoming a test of financial endurance. For many low to middle-income families seeking a decent home, the pressure no longer ends after finding a suitable place to live; it continues through rising rents, heavy security deposits, additional charges and repeated negotiations at the end of every tenancy agreement.
Across Lahore, Karachi and Peshawar, renters describe a system where landlords often have greater bargaining power, while legal protections remain limited in practice. On the contrary, property owners argue that rent increases reflect inflation, market demand and the risks they face in maintaining properties.
Between these competing positions lies a growing housing challenge for middle-class families, salaried employees and people moving between cities. As urban populations expand and affordable options shrink, tenants claim that staying in the same home has become increasingly uncertain.
One such tenant was Waqas, who moved into his North Nazimabad flat three years ago when the rent was Rs85,000 per month. It was expensive, but manageable. Like many residents in Karachi, he accepted the compromises that come with renting in a large city — balancing location, commuting distance, security, deposits and the condition of the property.
Today, the same flat costs him Rs112,000. The increase came gradually through annual renewals of around 10 per cent. Although his agreement mentions a 10 per cent increase or a mutually agreed revision, Waqas claims that the final decision usually favours the landlord.
“Every time the agreement is renewed, we know the rent will increase,” said Waqas. “We negotiate and try to reach a middle figure, but in the end it is always the landlord who wins.” For tenants like him, however, rising rent is only one part of the problem. The greater difficulty is the cost of leaving.
“Shifting is not easy either. The last time we moved, it cost us around Rs1.2 million, including the new deposit, advance rent, broker fee, movers and shifting of air conditioners. So now whenever we think about shifting, that figure comes right in front of us.”
A market under pressure
Karachi is not the only city experiencing this pressure. Rental prices have risen sharply across Pakistan’s major urban centres, driven by inflation, higher construction costs, increasing property values, investment by overseas Pakistanis and growing demand for housing.
According to property market data, by March 2026 the average monthly rent for a house in DHA Lahore had reached approximately Rs281,000, while Gulberg exceeded Rs600,000. Average rents stood at around Rs224,000 in Johar Town and Rs165,000 in Bahria Town. In several areas, one-kanal houses now cost between Rs300,000 and Rs400,000 per month, while five-marla homes have crossed Rs100,000.
For many families, these increases have forced difficult decisions. Ayesha Imran, who works for a private company in Gulberg, noted that a flat that rented for Rs45,000 two years ago now costs more than Rs80,000, forcing her to move to a cheaper area.
Similarly, Muhammad Usman, a resident of DHA, revealed that his house rent increased by Rs40,000 within a year, while Nauman Ashraf, a government employee noted that his housing expenses nearly halved after shifting to Raiwind Road.
Real estate agents believe that the rent disparity prevalent in the city has increased demand in suburban areas such as LDA Avenue, Raiwind Road, Jubilee Town and Bahria Orchard, where smaller homes and comparatively lower rents remain attractive for middle-income households.
Tanveer Khan, who works in real estate marketing, noted that Lahore’s rental market is being shaped by a combination of economic pressures and limited supply. “Residential demand in Lahore continues to rise, while affordable rental options for the middle class are becoming increasingly scarce,” he said.
Rana Ehsan Elahi, a representative of a private housing society and property consultant, explained that rental prices depend on market demand, security, infrastructure and available facilities. “Larger flats and modern apartment projects often have separate electricity, gas and water meters, although shared utility systems remain common in older buildings,” said Elahi.
For tenants, the issue is not limited to rent alone. Many claim that additional charges and unclear billing practices have increased the actual cost of living.
For instance, Lahore resident Zahoor Ahmed noted that most apartment buildings use separate electricity sub-meters, but water and gas charges are often collected collectively. According to him, some landlords charge fixed amounts regardless of actual consumption. “This creates an unfair system since a single occupant may pay the same amount as a larger family.”
Zahoor added that in many buildings, water supplied is used for bathrooms, bathing and laundry, while drinking water has to be purchased separately from filtration plants or private suppliers. Despite this, tenants continue to pay additional water charges. Another tenant, Rizwana Aziz, added that landlords commonly demand security deposits and advance payments equivalent to two to four months’ rent before tenants move in.
“When tenants leave, deductions are often made for repainting, cleaning and repairs, resulting in many renters receiving less than the amount they originally deposited,” she regretted.
Legal expert Ishtiaq Chaudhry explained that existing laws provide some protection for landlord-tenant relations but do not offer a comprehensive system for controlling rent increases. “Agreements usually contain an annual increase clause of around 10 per cent, but some landlords exceed this by citing changing market conditions, leading to disputes,” confirmed Chaudhry.
Urban planning expert Dr Ubaidullah informed that many countries use rent-control measures and affordable housing policies to protect low-income residents. “Pakistani cities need stronger tenant protections, greater transparency in rent-setting and expanded affordable housing initiatives,” he urged.
The burden beyond rent
Behind the rising rents and growing financial pressure lies a deeper challenge: the absence of a strong regulatory framework. With existing laws providing limited protection, disputes over rent increases, deposits and responsibilities remain largely dependent on negotiations between landlords and renters.
In Peshawar, for instance, The Khyber Pakhtunkhwa Restriction of Rented Buildings (Security) Act, 2014 was introduced to regulate rented properties, ensure documentation and maintain tenant records with local police stations.
Under the law, landlords are required to prepare written tenancy agreements and provide tenant information to relevant authorities. However, residents argue that the practical burden has shifted almost entirely onto renters.
Tenants are frequently asked to submit identity cards, photographs and police verification documents, while many landlords continue renting properties without formal agreements or registration.
Muhammad Arif, a resident of University Town, shared that he had been searching for a rented house for two months but had struggled to find suitable accommodation.
“You cannot find such expensive rental accommodation anywhere in Pakistan, even in Islamabad. For a two-room house or flat, landlords demand up to Rs100,000 as security, while property dealers charge one month’s rent as commission before the tenant even shifts into the house,” he said.
Arif added that the law assigns responsibilities to both landlords and tenants, but enforcement focuses mainly on renters. “The tenant is forced to complete all legal requirements, while the owner has no obligations in practice. The law made both parties responsible, but only renters are being asked to comply,” he argued.
Arif also criticised the lack of any mechanism to regulate rents in Peshawar. “There are no rules or regulations for landlords. Every owner demands whatever amount they want. You can find a two-room flat for Rs20,000 to Rs25,000 in one area, while another owner charges Rs40,000 for a similar portion. Every landlord has fixed his own rates.”
Legal expert and Peshawar High Court advocate Saif Ullah reiterated the fact that tenancy agreements are legal contracts between landlords and tenants, but weak monitoring has reduced the effectiveness of the law. “The law itself places responsibilities on both landlords and tenants, but effective monitoring and enforcement mechanisms are lacking,”
In Karachi, tenants are of the opinion that the real cost of renting often extends far beyond the amount written in the agreement. For Alveena, who lives in luxury flats near Jinnah Avenue, the listed rent is Rs150,000, but the actual monthly cost reaches around Rs210,000 after maintenance, parking, water and other charges.
“The building’s maintenance fee alone is Rs25,000. One parking space is included, but a second parking spot costs Rs20,000 a month. Water charges, gym fees and other building-related expenses further increase the household burden,” she shared.
Zeeshan Qureshi, president of the union of newly built flats on Jinnah Avenue, assured that maintenance charges are calculated according to actual building expenses and decided with residents’ agreement
“Ordinary projects usually charge between Rs10,000 and Rs15,000, while newer buildings with additional facilities can charge Rs25,000 or more. The charges are usually increased after three to four years, unless there is some major development in the building,” he said.
For tenants, however, even transparent charges remain part of the overall rental burden. While property dealers carry some awareness of the difficulties faced by renters, many are forced to argue that the absence of proper regulation has created uncertainty for both sides.
Property dealer Kamran Khan revealed that real estate agents usually charge tenants a commission equivalent to one month’s rent because landlords often refuse to pay. “Most landlords do not want to pay any commission. They ask us to recover our commission from the tenants,” said Khan, who believed that the real estate sector remains largely unregulated.
“Everyone is doing property business because there are no rules and regulations from the government. At least only registered firms should be allowed to operate. Those who are not registered should not be permitted to run real estate businesses,” suggested Khan.
Searching for balance
As the debate over rising rents continues, landlords present a different side of the story, arguing that the rental market is not one-sided. With rental increases often shaped by existing agreements, inflation and changing property values, they believe security deposits provide protection against unpaid rent, damages and other financial risks.
Misbahuddin, who owns a house in Model Colony, claimed that annual increases are generally kept close to the 10 per cent agreed with tenants. “If there is any significant change in the market value of the property, the new rent is usually decided after property dealers inform us that the price should go up,” he said.
Haseeb Janjua, who owns newly built flats on Jinnah Avenue, opined that deposits are necessary because landlords cannot always guarantee that tenants will continue making payments.
“In a city like Karachi, where people come from all over Pakistan, you cannot always be sure whether a tenant will be able to pay rent on time. That is why landlords ask for a security deposit. If the tenant does not pay rent for two or three months, or leaves the property damaged, the amount can be adjusted from the deposit. The advance rent is usually just the running rent for the month.”
Landlords also complain that legal disputes often take years to resolve. Hassan Adil, a landlord in Gulshan-e-Iqbal, explained that he has been involved in a prolonged dispute with a tenant who, according to him, has not paid rent for three years and has not vacated the property despite legal proceedings.
For tenants, however, the central issue remains uncertainty. Agreements exist, but many say enforcement is weak and challenging unfair practices requires time, money and legal resources.
Experts argue that Pakistan’s expanding cities require a balanced rental framework that protects both landlords and tenants. Clearer rules on rent increases, deposits, property registration and affordable housing, they say, are necessary to reduce conflict.
Across Lahore, Karachi and Peshawar, the rent written in an agreement is only the visible part of the housing burden. Behind it are deposits that remain locked, commissions, maintenance charges and the constant possibility that the next renewal will bring another financial challenge.
For many families, renting a home is no longer simply about finding a place to live. It is about navigating a system where the cost of staying continues to rise, while the security of having a home remains temporary.Latest News, Breaking News & Top News Stories | The Express TribuneNabil TahirRead More