Start the conversation 60 days before the tenancy ends. A good tenant is cheaper than a higher rent, because turnover usually costs one to two months of rent. If you are raising it, check what similar units nearby actually charge, raise it once a year at most, and put it in writing with your reason.

When should you start the conversation?

Sixty days out. Earlier than that and the tenant has not thought about it yet. Later, and they may already be viewing other places, so you are negotiating from the weaker position. Send one short message: the tenancy ends on this date, you would be glad to renew, can we talk.

How much should you raise it?

Check three similar units in the same neighbourhood, not the whole city.
Work out your own turnover cost: one empty month plus cleaning plus advertising.
If the raise you want is smaller than that cost, it is not worth it.

An extra RM 50 a month is RM 600 a year. One empty month on RM 1,500 rent eats two years of that raise.

Renew, or find someone new?

Renew if they pay on time, look after the place, and are easy to reach. Let it end if payments are routinely late, complaints repeat without resolution, or damage goes beyond fair wear. Their payment record in UrusPro answers this without you having to remember.

Write down what changed

A new agreement, not just a message. New start and end dates, the new rent, whether the deposit stays or changes, and any terms you altered. A verbal tenancy renewed verbally cannot be defended when something goes wrong.

What UrusPro does for you

Every tenancy end date is in the system, so you do not miss the 60 day window.
The payment ledger shows the tenant's real record, not your memory of it.
Update the rent once and the monthly bills follow.

One expensive mistake

Letting the tenancy lapse with no paperwork while the tenant stays on. You now have no end date, no clear terms, and a deposit that may no longer cover the current rent.