PG rules in Bengaluru 2026 — what tenants and PG owners must know

Bengaluru's PG market at a glance

With over 12,000 registered paying-guest establishments (and an equal number unregistered), Bengaluru is India's largest PG city. In 2024, the state government tightened rules after a series of fire and safety incidents. Here is what applies in 2026.

Licences a PG owner must hold

• BBMP Trade Licence — under Karnataka Municipal Corporations Act. Renewed yearly.
• Fire NOC — mandatory for any building housing 20+ tenants, from Karnataka State Fire and Emergency Services.
• Police verification of the operator — via Bengaluru City Police portal.
• FSSAI licence — if meals are served.
• GST registration — if annual turnover > ₹20 lakh.

Rules that protect the PG tenant

1. Deposit cap — cannot exceed 2 months of the monthly PG fee.
2. Notice period — 30 days written notice from either side (as per model agreement).
3. Water & electricity — must be included unless specified in writing.
4. Meals — kitchen must be inspected by BBMP; menu should be displayed weekly.
5. Emergency exits — Fire NOC mandates minimum 2 exits and functional smoke detectors.

Guest / visitor policy

Most BBMP-registered PGs allow same-gender visitors till 9 pm in the common area. Opposite-gender visits inside rooms are typically prohibited by the owner's house rules (not by law). Overnight guests always require prior written approval.

Boys-only, girls-only and co-living

Bengaluru now recognises co-living as a distinct category — with dedicated safety and CCTV requirements. Verify the licence type before you move in. Girls-only PGs must have a female warden on premises 24×7.

Rent hikes

By convention (not by law) the annual hike is capped at 8-10%. If your agreement is silent, no hike can be levied mid-term. Always insist on a written clause.

What to check on move-in day

• Ask to see the current BBMP trade licence and fire NOC copies.
• Photograph the room condition — walls, mattress, furniture.
• Get a signed rent receipt with the operator's GST number if applicable.
• Save the warden and emergency contact numbers.

Filing a complaint

If a PG violates rules — over-charging deposit, no fire safety, harassment — you can:

• Complain to BBMP ward office (find yours on bbmp.gov.in).
• File a consumer complaint at the district forum.
• Reach out to Karnataka State Legal Services Authority (KSLSA) for free legal aid.

Bookmark this article before signing — the ₹1000 you spend on legal fees can save you ₹1 lakh in disputes.