The five pages agents will see, what each page needs, and how your staff handle the work behind them.
For property agentsExample site tenancy.myBuilt on WordPressPaying online payment
01 · What we understand
Two services. One place your staff work.
This is how we read your brief. Please tell us if we have got anything wrong.
Draft Tenancy before signing
The agent has a booking form. They need the full rental agreement written.
A form to fill in
They upload the booking form
Your team writes the agreement and sends it back
Stamping Only after signing
The agent already has a signed agreement. It needs to be stamped by LHDN.
A form to fill in
A calculator so they know what to pay
They upload the signed agreement
Your team gets it stamped and sends back the certificate
Both services end up in the same place. Your staff see one list of jobs, whichever service the agent chose.
02 · When each service is used
The two services happen at different times
If an agent picks the wrong one, your staff get a phone call. So the website has to make the timing clear.
FirstBooking form signedThe tenant pays a deposit to hold the place. This is not the real contract yet.
Draft TenancyAgreement writtenWritten from the booking form. Usually 7 to 14 days after the deposit.
ThenBoth sides signLandlord and tenant sign by hand, with witnesses.
Stamping OnlyStamped by LHDNMust be done within 30 days of signing. After that there is a fine.
Stamping is required by law. Drafting is not. Every signed rental agreement must be stamped, or it cannot be used in court. But many agents already have their own agreement template. So stamping will be your busy service, and drafting is the extra you sell on top.
03 · The important thing to agree
LHDN has no automatic link. A person must do the stamping.
Please agree this before we build anything. It decides what the website can and cannot do.
The website does this
Takes the application
Works out the tax
Collects the documents
Keeps track of the money
Gives your staff a to-do list
Emails the agent
A person must do this
Log in to MyTax
Upload the agreement
Fill in the tax form
Pay the tax
Download the certificate
Once for every job.
Why since 1 Jan 2026
You now work out the stamp duty yourself and file it on MyTax. That needs a tax number, a login, and a form filled in by a person.
LHDN does not offer any way for an outside website to file on your behalf.
What this means for the website. Everything up to the moment of filing can happen by itself. The filing cannot. So the website's job is to get each application completely ready, then hand your staff a clean list to work through.
How long the filing part actually takes is something we need to check with you. It is on the next slide.
04 · Being straight with you
Three things we are not sure about yet
We would rather show you what we do not know than present guesses as facts. None of these stop us starting. All of them change details, and details are much cheaper to fix now than in week three.
1. How long LHDN really takes
We read that simple stamping gives you the certificate back in minutes.
But looking at e-Duti Setem, rental stamping has statuses for valuation by JPPH, for review, and for being rejected and resubmitted. That looks like days, at least sometimes.
You will know this better than any guide. When you stamp a normal rental today, does it go straight to payment, or through JPPH first? And how long does it usually take?
Your answer decides what turnaround you can promise agents.
2. Whether bulk sending works for rentals
LHDN has a "bulk" option where one file covers many jobs, and the file already holds the tax details. It would save your staff hours.
But we found three problems. The written instructions we found are from 2020, for the old system. They cover two kinds of stamping and rentals are not one of them. And it looks like it needs an Agent login, not an Individual one.
So we are not counting on it. We would check with LHDN before promising anything.
3. What your own form actually asks for
Everything we have designed comes from looking at tenancy.my, not from your written spec, which we have not seen.
If you can show us the real rental stamping form inside e-Duti Setem, we can build your staff screens to match it exactly.
Right now we are guessing at the fields, and guessing is the most expensive way to build anything.
Why we are telling you this rather than quietly hoping. If we promise a two day turnaround and LHDN takes a week, that is your reputation, not ours. Better to find out together this week.
05 · The website
Five pages, and what goes on each
Your brief allows five pages, including the two forms. This is how we would use them.
Page 1HomeWhat you do, who it is for, and the two services. This is also where the agent chooses.
Page 2Draft TenancyThe form, and where they upload the booking form.
Page 3Stamping OnlyThe form, the calculator, and where they upload documents.
Page 4TrackThey type their reference number and see where their job is. Also where they download the certificate.
Page 5Contact and policiesYour contact details, plus your privacy policy, terms, and refund policy.
One thing to watch. Because you take money and keep copies of IC and passports, you need a privacy policy, terms and conditions, and a refund policy. Putting all three on page 5 works. But these are legal documents, so your lawyer should write them, not us. If you want them as separate pages, that takes you past five pages.
06 · Page 1
Home
The agent makes one choice here: which of the two services they need.
tenancy.example.my
TENANCY
What do you need?
Two services. Pick the one that matches your deal.
Draft Tenancy
RM50
We write the rental agreement from your booking form.
Use this before anyone signs
Stamping Only
RM15 + tax
You already have a signed agreement. We get it stamped.
Use this after it is signed
What this page needs
Two clear boxes, one for each service, each showing the price and when to use it. Before signing, or after signing.
A few lines about you. Who you are, and that the tax goes straight to LHDN.
Nothing else. Agents arrive knowing what they want. Do not slow them down.
What we need from you
The final wording for both services
Your fee for each service
Your logo and colours
07 · Page 3
Stamping Only, with the calculator
This is the most important page on the website. If the number here is wrong, someone loses money.
tenancy.example.my/stamping
TENANCY
1. Details2. Documents3. Pay
Stamping Only
Copy the details exactly as they appear in the signed agreement.
1,500.00
1
More than 1 year, up to 3 years
Read this off the agreement. It changes the tax more than the rent does.
26/08/2026
Must be stamped within 30 days
01/10/2026
What you pay
Stamp duty (the tax)
RM216.00
RM18,000 a year ÷ 250 = 72 × RM3
Extra copy
RM10.00
Late fine
RM0.00
Our fee
RM15.00
Total
RM241.00
Next: upload documents
What this page needs
Four choices for how long the rental lasts. The example site only gives three, so a 6 year rental gets charged too little.
Show how the number was worked out, right under it. Your staff will have to explain it on the phone.
Show the late fine before they pay, not after.
Ask them to confirm the rental length. Choosing 1 year instead of 2 years makes the tax three times bigger. This one mistake causes almost every underpayment.
We work out the total again on our side before charging, so nobody can change the price in their browser.
What we need from you
A letter from your tax agent confirming the rates
Your fee, and whether it ever changes
08 · Page 2
Draft Tenancy
A short form, because a person writes the agreement afterwards.
tenancy.example.my/draft
TENANCY
1. Details2. Pay
Draft Tenancy
Upload the booking form and we will write the agreement from it.
✓booking-form-signed.pdf · 1.2 MB
Things you agreed that are not written on the booking form
Someone on our team reads this before writing
Sarah Yeoh
Horizon Realty
sarah.y@horizon.example
012 388 4471
One fixed price
Draft Tenancy
RM50.00
Next: payment
What this page needs
Booking form upload. Nearly everything you need is already written on it.
A box for anything else they agreed that is not on the booking form. Someone on your team needs to read this one.
The agent's name, email and phone, because they are the person you deal with.
One fixed price. No calculator needed here.
What we need from you
Your rental agreement template, checked by a lawyer
How many days drafting takes you
Whether you want this from day one, or later
09 · Page 3, last step
Paying online
The agent pays by online banking on your website. It is confirmed straight away.
tenancy.example.my/stamping/pay
TENANCY
1. Details2. Documents3. Pay
Almost done
Sarah Yeoh
Horizon Realty
sarah.y@horizon.example
We send your reference and certificate here
012 388 4471
You are paying
Tax and copies, goes to LHDN
RM226.00
Our fee
RM15.00
Total
RM241.00
Maybank
CIMB
Public Bank
Cards accepted, with a small extra charge
Pay RM241.00
Confirmed straight away. Your job starts as soon as the money clears.
What this page needs
Online banking first. That is how Malaysian agents pay. It also costs you a fixed small amount, not a percentage.
Show the split. How much goes to LHDN, and how much is your fee. Otherwise the total looks made up.
The confirmation must come from the payment company, not from the agent's browser. If they close the tab, the payment must still be recorded.
If the same confirmation arrives twice, it must only count once.
What we need from you
Which payment company, and whether they have approved you yet
Do you want to accept cards, and will you add an extra charge for them?
Your business registration and a bank account in the business name
10 · What online payment costs
Prices we checked today
Two companies that support Malaysian online banking. Taken from their own websites. Please confirm with them before you commit, as prices change.
Company and plan
To start
Per year
Personal bank
Business bank
Card
CHIP
Free
Free
RM1.00
RM2.00
2.0% credit / 1.0% debit
Billplz basic
Free
Free
RM1.25
RM3.00
1.8%
Billplz standard
Free
RM999
RM0.75
RM2.00
1.5%
What it costs you per job
Online banking is a fixed amount per payment, not a percentage. So a RM241 job and a RM2,000 job cost you the same.
Agents paying from a company bank account cost the higher amount.
Nothing to pay upfront
Neither charges you to start, and both have a plan with no yearly fee. You only pay when a payment goes through.
Both send you the money the next working day.
Getting approved takes the longest. Expect two to four weeks. You need a registered business and a bank account in the business name. Nobody can speed this up, so apply early rather than at the end.
11 · Something to know early
Use online banking, not cards
You collect the tax and your own fee in one payment. A card company takes a percentage of the whole amount, including the government's share.
A normal job RM241 collected
RM226 of that is tax for LHDN. Only RM15 is yours.
Online banking, RM2.00 fixed
you keep RM13.00
Debit card, 1.0%
you keep RM12.59
Credit card, 2.0%
you keep RM10.18
Foreign card, 3.0%
you keep RM7.77
A big job RM673 collected
RM658 is tax. Your fee is still only RM15.
Online banking, RM2.00 fixed
you keep RM13.00
Debit card, 1.0%
you keep RM8.27
Credit card, 2.0%
you keep RM1.54
Foreign card, 3.0%
you lose RM5.19
On a big rental paid by foreign card, the card fee is more than your whole fee. The bigger the rental, the worse it gets, because the percentage grows with the tax but your fee stays the same. If you accept cards at all, add an extra charge for them.
12 · Page 4
Track
This page stops agents from phoning you. Every agent who checks here is one who did not call.
tenancy.example.my/track
TENANCY
Where is my job?
TS-2609-0142
Check
TS-2609-0142 Stamping Only
We got your form and your payment
30 Aug
We checked your agreement
1 Sep
Stamped at LHDN
2 Sep
Done
2 Sep
Download your certificate
This link works for 7 days.
What this page needs
They type their reference number. No account needed.
Simple steps in plain words, not the names your staff use internally.
A download button once it is finished. The link should stop working after a week.
Why the link should expire
Anyone can open this page, and reference numbers are easy to guess. If the link never expired, a stranger could open someone else's rental agreement and passport copy.
What we need from you
The words you want agents to see for each step
How many days the download link should last
13 · Your question
Do agents need an account? No. But offer one.
Never make someone sign up before they can use your service. Make signing up a reward for coming back.
No account, the normal way
They just fill in the form. They get a reference number by email.
Nothing stops them on their first visit
No forgotten passwords
Nothing for you to sort out
Keep this. Always.
An account, if they want one
Offered after their first job, with their email already filled in.
Their details fill in by themselves next time
All their jobs in one list
They can download old certificates again
Downloads sit behind a login instead of a public page
What we suggest
Sign in with a link sent by email. No password at all.
Nothing to forget, and no password resets, which is the only real work an account creates
Good for someone who signs in twice a month
Why this matters more than it looks. A busy agent sends you 10 to 20 jobs a month. Without an account they type their name, agency, email and phone every single time.
14 · Your staff's screen
The jobs list
The screen your team keeps open all day. It answers one question: which job do I do next, and is anything nearly late?
Late in under a day. Finish this today and you avoid refunding RM241.
ReceivedPaidCheckingReady to sendAt LHDNDone
What the agent typed locked
Monthly rent
RM1,500
How long
1 to 3 years
Extra copies
1
Date signed
26 Aug 2026
Their documents 3 files
signed-agreement.pdf
Open
tenant-passport.jpg
Open
stamp-certificate.pdf
Upload
How the total was worked out
Stamp duty
RM216
72 × RM3
Extra copy
RM10
Our fee
RM15
Paid by
Online banking, Maybank
Total
RM241
What you can do
Looks right, ready to fileAsk agent for more moneyAsk for better documents
What this screen does
What the agent typed, locked so nobody can change it. If they later argue about the price, this is your proof.
Their documents open right here. Every time someone opens an IC or passport, we record who did it.
The tax, showing how it was worked out.
One clear next button. The unusual choices are there but stay out of the way.
Upload the certificate. That is what finishes the job and lets the agent download it.
One thing this depends on
We have assumed your staff file each job on its own. That works whatever kind of e-Duti Setem account you have.
If it turns out you can send many jobs in one go, this screen gains a "add to the next batch" button and your staff make one trip to LHDN instead of fifty. If not, nothing here changes.
So the answer to "do you have an Agent login" only makes things better, never worse. We are not building anything that depends on it.
What we need from you
How long you keep copies of IC and passports, and who is allowed to open them
Which staff are allowed to change a tax amount
16 · Your staff's screen
Making sure the money matches
Payments checked against jobs, so nothing goes missing. Almost all of it happens by itself.
Money checkPayments against jobsDownload for accounts
Taken this month
RM48,210
Owed to LHDN
RM44,905
Your fees
RM3,305
Needs a look
2
Payment
Amount
Job
Result
PUR-9f2c41a8
RM241
TS-2609-0142
Matched
PUR-7a1b93de
RM673
TS-2609-0139
Matched
PUR-2c8e04f1
RM429
None
They paid, but no job was created
—
RM121
TS-2609-0135
Marked paid, but no payment found
Why you need this. Now and then the money leaves the agent's bank but the message never reaches your website. Without this screen that job is invisible, and the agent is angry.
What this screen does
Matches every payment to its job automatically.
Keeps your fee separate from the tax. Most of what you collect is not your money, and your accounts must show that.
Catches the rare problem: the agent paid, but the message never reached your website. Without this screen that job would be invisible.
A file you can send to your accountant.
Why it matters
You collect stamp duty from agents and pay it to LHDN. That money passes through your bank account but it is not yours, so it has to match exactly.
17 · Your staff's screen
Checking the tax, and why it saves you money
The screen we would push for hardest. It catches underpayments before they become your loss.
You only earned RM15 on this job. Paying it yourself wipes out 17 jobs.
Ask agent for RM254
What happened here
The agent typed RM2,200 for 1 year. The signed agreement actually says RM2,500 for 2 years.
The rate goes from RM1 to RM3 for every RM250, so the tax goes from RM106 to RM360.
They paid RM131. It should have been RM385. They are RM254 short.
Why this is not rare
Choosing the rental length is one click, and it changes the tax more than anything else. Agents fill the form in half a minute, often without the agreement in front of them.
LHDN wants the full amount either way. So either the agent pays the difference, or you do.
Who fills in the right hand side
Your staff do, and it is only two numbers. They open the agreement and type in the real monthly rent and the real length. About thirty seconds.
Everything below that is worked out for them. The correct tax, what should have been paid, and how short it is. Nobody does sums by hand.
Later on we could have the computer read the agreement and fill those two numbers in as a suggestion. But a person should always confirm it, because the tax is your legal responsibility, not the computer's.
What we need from you
Do you ask the agent for the rest, pay it yourself, or cancel the job? There is no safe answer, so you should choose it now.
18 · Your staff's screen
Tax rates you can change yourself
The rates changed on 1 January 2025. The way you file changed on 1 January 2026. They will change again.
You must attach a letter from your tax agent confirming these rates. New rates only apply to new jobs. Old jobs keep the rates they were charged at.
Why this is a screen and not hidden in the code
Next time the law changes, you edit a form. No developer, no emergency.
Old jobs keep their old rates, so you can still explain a job from last year.
You cannot save a change until a letter from your tax agent is attached.
Proof this matters
The example site put its rates inside the code. One of its two calculators is still using the old rates from before 2025, more than a year after the law changed.
19 · The whole thing
Start to finish, on one screen
The colours show who does the work. Orange and red are people. Green is the website.
The agent
Fills the formSees what to pay
Uploads documentsSigned agreement
Pays onlinePicks their bank
The website, by itself
Confirms the paymentMessage from the payment company
Sends a reference numberBy email
Adds it to the listAlready paid
Your staff
Checks the agreementDoes it match the form?
Fixes the tax if wrongAsks for more if short
Gets each job readyEverything checked
At LHDN, outside the website
Log in to MyTaxBy hand
Send it and payBy hand
Download certificatesBy hand
Only one part is done by hand: stamping at LHDN, which nobody can avoid. Everything before that happens without anyone touching it.
20 · What we need from you
Eight questions, then we can be exact
The first three are about how you work today. Only you can answer those, and we are guessing without them.
When you stamp a rental today, does it go through JPPH, or straight to payment?And roughly how long does it take? This decides what turnaround you can promise agents.
Do your staff do the stamping by hand on MyTax?We want to be sure nobody expects the website to send it to LHDN by itself.
Do you have an Agent login on e-Duti Setem, or only an Individual one?Bulk sending appears to need an Agent account, so this decides whether it is even possible for you.
Can any agent just start using it, or do you want to approve them first?We know it is for property agents. The question is whether you want to check who they are before they send you work. If you approve them, they will need accounts.
Who confirms the tax rates are correct?Ideally your tax agent, in a letter.
Which payment company, and have they approved you?Approval takes two to four weeks and nothing can speed it up, so it is worth starting early.
If an agent pays too little, what should happen?Ask them for the rest, pay it yourself, or cancel the job.
What turnaround would you like to promise agents?Answer question 1 first. Whatever you promise becomes a real commitment, so it needs to match what actually happens.
Also very useful: a screenshot of the rental stamping form inside e-Duti Setem, your Figma design and written spec, roughly how many jobs a month you expect, how many staff will handle them, and whether the website needs Malay and Chinese as well as English.
21 · Next steps
What happens after this
1. Tell us what we got wrong
Every screen here is our best guess from looking at tenancy.my. The fastest way forward is you telling us which parts are not what you want.
2. We look at your design and spec
Once we have both, we will confirm the pages, the staff screens and the steps, then come back with a firm plan and timeline.
3. Your tax agent confirms the rates
A short letter confirming the tax rates and the late fines. We build to that and keep it with the settings.
About the timing. One month after you approve the design is possible, but only if the final design, the written spec and the hosting are all ready on day one, and the list of features does not change. If any of those come late, the month starts late rather than getting squeezed. We would rather say that now than in week three.
About the payment company. Apply as soon as you have chosen one. Getting approved is the one part of the timeline nobody can speed up.