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Renting your first apartment in Makati involves more steps than most people expect. It is not just finding a listing, liking what you see, and handing over money. Done correctly, the process protects you — your security deposit, your daily living conditions, your legal rights as a tenant. Done incorrectly, you end up in the wrong barangay, paying for damage you did not cause, trapped in a lease you cannot afford to break, or — in the worst cases — scammed out of a month’s deposit with no unit to show for it.

This guide walks through the complete Makati apartment rental process from beginning to end, in the order you should actually do it. Every step matters. The ones people skip most often — reading the lease, doing the move-in inspection, verifying documents — are exactly the ones that cause problems months later.

By the end of this guide you will know exactly what to do, in what order, with what documents, and with what amount of money in hand. No surprises.

This is the operational guide to renting in Makati. For specific topics covered separately on MakatiApartments.com: apartment prices (see our pricing guide), barangay selection (see neighborhood guides for Poblacion, Sta. Cruz, and Guadalupe Nuevo), and studio vs. 1-bedroom comparison (see our dedicated comparison article).

The Complete Process at a Glance

Here is every step in the Makati apartment rental process, in order. The sections that follow explain each step in full detail.

The total time from first inquiry to move-in day ranges from one week (if your documents are ready and you move fast) to three weeks (if you are still gathering requirements or if the right unit is not immediately available). The rate-limiting step for almost every renter is document preparation — which is why Step 2 is covered before Step 3. Prepare your documents before you start searching, not after you find the unit you want.

Step 1: Define Your Needs Before You Search

The most common mistake in Makati apartment hunting is starting the search before answering three essential questions. Skipping this step means you end up viewing units that are wrong for your situation, wasting time and potentially signing a lease you will regret.

Question 1: Where Is Your Office?

This is not a vague question. Get the exact street address of your office building. Pin it on Google Maps. Then measure walking distance to each of the four residential zones MakatiApartments.com serves: Poblacion, Sta. Cruz, Pio del Pilar, and Guadalupe Nuevo. The zone with the shortest walk to your office is your target barangay.

Do not choose a barangay because a friend lives there or because you have heard the name. Choose based on your office location. Every 10 minutes of daily commute time you add unnecessarily costs you money, energy, and time — every working day for the duration of your lease.

Question 2: What Is Your Real Budget?

Your budget is not just the monthly rent. It is the total move-in amount you need to have in hand on signing day, plus a realistic estimate of monthly utilities and transport on top of rent.

• Move-in amount: first month + deposit (1–2 months) + advance (1 month)
• Monthly utilities: electricity (₱800–₱2,000), water (₱0–₱500 depending on inclusion), internet (₱0–₱1,299)
• Monthly transport: ₱0 if you walk to the office, ₱660–₱1,320 if one short jeepney per day

Your rent ceiling is the monthly amount where rent plus utilities plus transport still leaves you with enough for food, savings, and a modest emergency buffer. For most entry-level Makati workers, that ceiling lands somewhere between ₱10,000 and ₱14,000 in rent for a furnished studio.

Question 3: Studio or 1-Bedroom?

This decision comes before the search, not during it. The two main questions to answer: Do you work from home more than two days per week? If yes, strongly consider a 1-bedroom. Is your salary above ₱40,000 take-home? If yes, a 1-bedroom is financially comfortable. If neither of these applies, start with a studio. The savings compound significantly across a year.

PRO TIP: Write down your office address, your monthly budget ceiling, and your preferred unit type before opening any listing. This takes five minutes and eliminates 80% of wasted viewing time.

Step 2: Prepare Your Documents Before You Search

Document preparation is the step that most Makati apartment hunters treat as an afterthought. It should be the first active task. Here is why: good units at the ₱9,995 to ₱14,000 price point in well-managed Makati buildings fill within days of becoming available. The applicant who submits a complete document set on the day of viewing gets the unit. The applicant who needs to come back with paperwork loses it.

Prepare all of the following before your first inquiry. Not after.

Digital vs. Physical Documents

Most property managers now accept digital submissions for initial screening — a clear photo or scan of your ID and a PDF of your COE, sent via Messenger or email. Keep digital copies of all documents in Google Drive or your phone’s photo library. This lets you submit within minutes of being asked, from anywhere. Bring the physical originals to the viewing and signing.

What If You Are Still Waiting for Your COE?

New hires who have not started yet — or who are still in their first week — may not have a COE. A signed job offer letter on company letterhead, clearly stating your name, position, start date, and monthly salary, is accepted by most managed property offices as an equivalent. If your job offer is verbal only, request a written one before you begin apartment hunting.

Students: The Co-Signer Process

Students renting without employment income need a parent or guardian to co-sign the lease contract. This means the co-signer’s ID, proof of income (payslip or bank statement), and a notarized letter authorizing the student to rent in their capacity as guarantor. Some property managers have a standard co-signer form — ask during your inquiry whether they do, to avoid formatting issues.

Step 3: Search for Units Correctly

The search phase is where most Makati rental scams occur. First-time renters — particularly those searching from outside Metro Manila — are the primary targets. Understanding where to search and what to avoid protects your money before you even schedule a viewing.

Where to Search

• Direct property manager websites: MakatiApartments.com lists all eight buildings with current availability, exact locations, and verified pricing
• Official Facebook pages of managed properties: Look for pages with established history, consistent posting, multiple reviews, and a verifiable office address
• Lamudi and Dot Property: Larger listing platforms with some verified listings; read reviews of the specific agent or landlord before proceeding
• HR department referrals from your new employer: Many Makati companies maintain a list of nearby properties they have vetted for employees
• Colleague referrals: People who already live in Makati are the most reliable source of specific building recommendations

What to Avoid

• Facebook Marketplace listings with no building name, only a barangay
• Any listing where the price is significantly below the market rate for that barangay and unit type
• Listings where the only contact is a personal mobile number with no verifiable company affiliation
• Listings that show only exterior building photos but no interior unit photos
• Agents who cannot tell you the specific floor and unit number before collecting any payment

How to Filter Quickly

When you find a listing that looks promising, do three fast checks before going further. First, search the building name on Google Maps — confirm it exists at the stated address. Second, search the property manager’s name or company on Facebook and check the page creation date and posting history — scam pages are usually new and have few posts. Third, check whether the price falls within the known market range for the barangay (reference the pricing guide at MakatiApartments.com). If the unit does not pass all three checks, move on.

Step 4: Make Your Inquiry the Right Way

How you make your first inquiry determines whether you are taken seriously as a prospective tenant. Property managers handling multiple inquiries daily prioritize applicants who communicate clearly and demonstrate they are ready to move.

What to Include in Your First Inquiry

Whether via Messenger, email, or phone, your first inquiry should cover five things in one message: your name, your target move-in date, the unit type you are looking for (studio or 1-bedroom), your monthly budget, and your office address or workplace area. This gives the property manager everything they need to match you to an available unit without back-and-forth.

Example message: “Hi, I am [name]. I am looking for a furnished studio with a budget of ₱10,000–₱12,000/month. My target move-in date is [date]. I work at RCBC Plaza in Makati. Can you confirm what is currently available and schedule a viewing?”

Response Time as a Quality Signal

The responsiveness of a property manager to an inquiry is one of the most reliable indicators of how they will respond to maintenance issues, deposit disputes, and any other concern during your tenancy. A manager who takes three days to respond to a straightforward inquiry will take three weeks to fix a broken AC. MakatiApartments.com responds to Messenger inquiries in under five minutes during business hours.

What to Confirm Before Scheduling the Viewing

• The specific building name and barangay
• The floor and unit number you will be viewing — not just ‘a similar unit’
• Whether the unit is currently occupied (if so, when does it become available)
• Whether your documents and budget are sufficient for the application
• The earliest available move-in date

Step 5: View the Unit With Purpose

A viewing is not a tour. It is an inspection. The difference is intentionality: a tour is passive, a viewing is active. You are looking for specific things, testing specific systems, and asking specific questions. Here is the complete checklist.

The Most Important Thing to Do During a Viewing

Take photos and short videos of everything, including anything that is already damaged or not working perfectly. Share these via Messenger or email to the property manager on the same day as the viewing. The message thread with its timestamp becomes your legally relevant evidence if the landlord later claims that damage you photographed on viewing day was caused by you during your tenancy.

Viewing a Unit You Cannot See in Person

If you are relocating from the province and cannot travel to Makati before your move-in date, request a live video call walkthrough — not a pre-recorded video. During the call, ask the agent to: walk through every room, open all taps on camera, turn on the AC and let it run, show the building entrance and security setup from outside, and show you the building name signage. Cross-reference the building location against Google Maps Street View. If the agent refuses any of these requests, it is a signal to look elsewhere.

Questions to Ask Before Leaving

• What is included in the rent? (WiFi, water, building dues?)
• What are utilities on average per month for this unit?
• Who do I contact for maintenance, and what is the typical response time?
• Has this unit or building flooded before?
• What is the earliest available move-in date?
• Is there a gate curfew?
• What is the early termination penalty?
• Can I see the lease contract before committing?

Step 6: Read the Lease Contract in Full

The lease contract is the most important document in the entire rental process. It governs every aspect of your tenancy. Every clause in it is legally binding once you sign. Every clause you skip reading is a clause that can be used against you later.

The following table covers the clauses that matter most and what to look for in each one. A bad version of any of these clauses is a reason to negotiate changes before signing — not accept and hope for the best.

What to Do When You Find a Bad Clause

You have two options when a lease clause is unfavorable: negotiate it out, or walk away. Most reasonable property managers will adjust genuinely unreasonable clauses — particularly around deposit non-refundability or unlimited landlord entry rights — when asked directly and professionally. If the manager refuses to discuss any clause modification and insists the contract is ‘standard’ and non-negotiable on every point, that refusal tells you something important about how disputes will be handled during your tenancy.

The Clauses Most First-Timers Miss

The early termination clause is the one most first-timers fail to read carefully. If your employment is probationary and you do not pass regularization, or if your account is migrated to another city, you need to know exactly what leaving before lease end costs you. Know the number before you sign. If the penalty is more than two months’ rent, negotiate it down or consider a shorter initial lease term.

The second most missed clause: what happens to the security deposit and advance rent if you leave early. These are separate from the early termination penalty in some contracts. All three can compound against you if you leave mid-lease without having read them carefully.

PRO TIP: Ask for the lease contract at least 24 hours before your signing appointment. Read it at home, not in the property manager’s office under time pressure. Any reputable manager will accommodate this request. If the manager insists you sign on the spot without review time, do not sign.

Step 7: Know Your Move-In Rights Under Philippine Law

As a renter in the Philippines, you have legal protections under Republic Act 9653 (Rent Control Act) and general tenant rights under the Civil Code. Knowing these before you sign gives you negotiating leverage and protects you during the tenancy.

Security Deposit Rules

Philippine law does not specify a maximum security deposit amount, but industry standard in Metro Manila is one to two months’ rent. The deposit must be returned to the tenant within a reasonable time after move-out — typically 30 to 60 days — minus any legitimate deductions for unpaid rent or damage beyond normal wear and tear. A landlord cannot retain a deposit for ‘normal wear and tear’ — faded paint, minor scuffs on walls, and worn-out grout are not deductible.

Rent Increase Limits

Under RA 9653, rent increases for residential units under a certain monthly rent threshold are regulated — landlords cannot raise rent arbitrarily during an active lease term. Check the current threshold at HLURB or DTI, as this is periodically updated. Rent increases at lease renewal — for a new lease period — are generally market-driven and not strictly regulated above the threshold.

Right to Habitable Conditions

You have the right to a unit that is in habitable condition when you move in and throughout your tenancy. If a landlord fails to repair a structural issue, a broken essential appliance, or a plumbing failure after being formally notified in writing, you have grounds to escalate under the Civil Code. Always make repair requests in writing — a Messenger message with a timestamp is sufficient — rather than verbal requests that leave no record.

The Eviction Process

A landlord cannot evict you without due process. Eviction for non-payment requires a formal demand letter and a waiting period before legal action. Illegal lockouts — changing your locks while your lease is active — are not permitted under Philippine law. If you face this situation, contact the barangay hall immediately. Barangay officials have authority to mediate landlord-tenant disputes.

GOOD TO KNOW: Every written communication you send your landlord via Messenger or email creates a dated record. Get in the habit of confirming important conversations in writing — maintenance requests, complaints, and any verbal agreements about the unit. Your phone’s message history is your evidence archive.

Step 8: Spot Scams Before They Cost You Money

Rental scams in Makati target first-time renters with specific tactics. Understanding how each scam works is the most effective protection.

The Single Rule That Prevents All of Them

Never pay any money — reservation fee, deposit, advance, or any other amount — before you have personally verified the unit exists, is available, and is managed by a legitimate, identifiable company. Verification means: you have seen the unit in person or via live video call showing the exact unit (not photos, not a pre-recorded video), you have confirmed the property manager’s company name and address are verifiable, and you have received a written offer with the unit number, rent amount, and move-in date on official letterhead or via an official company Messenger account.

RED FLAG: If anyone tells you there is another interested applicant ready to take the unit today and you need to pay immediately to hold it — this is a pressure tactic used in both legitimate and scam situations. Legitimate properties will give you reasonable time to confirm. Any property that will not allow you 24 hours to review the contract before paying is either poorly managed or fraudulent. Either way, it is not the right place.

Step 9: Prepare Your Move-In Budget and Payment

Move-in day requires having the full payment amount available — in cash or ready for bank transfer — before you arrive at the property. Arriving without the full amount means the unit is available for the next applicant.

What You Will Pay on Move-In Day

• First month’s rent: the full monthly amount for your unit
• Security deposit: typically one to two months’ rent
• Advance rent: typically one month’s rent
• Any administrative or processing fee: typically ₱500 to ₱2,000 at some managed properties; confirm in advance

For a ₱9,995 studio with a two-month deposit: ₱9,995 (rent) + ₱19,990 (2-month deposit) + ₱9,995 (advance) = ₱39,980 total. For a one-month deposit: ₱29,985 total. Have whichever amount applies confirmed with the property manager before move-in day.

Payment Methods and What to Demand

Bank transfer and GCash are the most common payment methods for managed Makati properties. Cash is also accepted. Regardless of payment method, demand an official receipt (OR) for every payment made. An OR with the property name, date, amount, and your name is your legal proof of payment. Without it, a landlord can claim you did not pay. This is not paranoia — it is basic financial documentation.

Paying the Deposit Safely

Pay the deposit only to the company’s verified bank account or GCash account — not to a personal account of an individual agent. Verify the account name matches the property management company before transferring. Screenshot the transaction confirmation immediately. Combine this with the OR you request at signing and you have full documentation of every peso paid.

WATCH OUT: Never pay the deposit in cash without receiving the official receipt immediately. Cash without a receipt is cash with no legal trail. If the property manager cannot issue an OR on the spot, arrange to pay via bank transfer where the transaction itself creates a digital record.

Step 10: Move-In Day — Do Not Skip the Inspection

Move-in day is the most important day of your tenancy for one reason: it establishes the baseline condition of the unit that your security deposit will eventually be compared against. Every piece of damage you document today cannot be charged to you when you leave. Every piece of damage you fail to document can be.

The Move-In Inspection Report

Ask the property manager if they have a formal Move-In Inspection Report — a printed or digital form listing the condition of every item in the unit, signed by both you and a representative of the management. If they have one, complete it thoroughly. If they do not, create your own: share your inspection photos to the Messenger thread with a message that says “Photo documentation of unit condition at move-in — [date].” The manager’s read receipt or response creates the mutual acknowledgment.

What Counts as Pre-Existing Damage

Anything that was already damaged, worn, stained, broken, or non-functional when you moved in is pre-existing damage and cannot be deducted from your deposit at move-out. This includes: chipped tiles, faded paint, worn-out furniture, scratched surfaces, and non-working outlets that you reported on day one. The documentation you create on move-in day is your evidence. A landlord who tries to charge you for damage you photographed before your boxes were unpacked has no legal standing to do so.

Step 11: Settle In During Your First Week

The apartment is signed and paid for. Now the operational tasks of becoming a Makati resident begin. Here is what to prioritize in the first seven days.

Day 1 to 3: Utilities and Connectivity

• Meralco registration: If your unit has a direct meter in your name, visit the nearest Meralco office with your lease contract and valid ID to register the account. Without registration, the bill may go to the previous tenant’s name.
• Internet setup: If WiFi is not included in your rent, contact Globe or PLDT to schedule installation. Processing typically takes 3 to 10 business days.
• SIM card and mobile data: Buy a SIM with sufficient data to bridge you until home WiFi is installed.
• GCash and bank app: Verify both are set up and functional with your new Makati address.

Day 3 to 5: Practical Orientation

• Locate your daily grocery option: nearest wet market (morning), nearest 7-Eleven (anytime), nearest supermarket (weekly run).
• Find your carinderia: walk the residential streets within 10 minutes of your building and identify two or three affordable local eateries for weekday meals.
• Do your commute dry run: travel from your apartment to your office at the actual time you would leave on a workday. Time it. Note the route.
• Locate pharmacy and ATM: know where these are before you need them urgently.

Day 5 to 7: Administrative Tasks

• Barangay ID: visit your barangay hall with your lease contract and ID to get a barangay ID — free, fast, and useful for many local transactions.
• HR coordination: confirm your SSS, PhilHealth, Pag-IBIG, and TIN details are submitted to your employer’s HR within the first week.
• Bank account opening: if not yet done, open an account this week. You need it before your first payroll.
• Emergency contacts: save your building’s front desk number, 911, and your property manager’s Messenger contact in your phone.

GOOD TO KNOW: The first week feels overwhelming because you are managing many new systems simultaneously. Reduce it to one priority per day: Day 1 is the unit inspection. Day 2 is utilities. Day 3 is grocery and food orientation. Day 4 is the commute dry run. Day 5 is banking. Day 6 is government registration. Day 7 is rest. Everything else can wait.

Frequently Asked Questions

Can I negotiate the rent price at MakatiApartments.com?

MakatiApartments.com’s pricing is transparent and consistent across their portfolio — the ₱9,995 starting rate is the actual rate, not an inflated negotiating anchor. The better negotiation for managed properties is on lease terms rather than monthly rent: request a shorter initial lease period if you are on probation, ask about the deposit structure (one month vs. two), or confirm which specific unit floor and orientation is available at the stated price. For long-term commitments of 12 months or more, it is reasonable to ask whether any flexibility exists — but expect the base pricing to hold.

What happens if something breaks after I move in?

Report it in writing immediately — a Messenger message with a photo is sufficient. Include the date, the specific issue, and the unit number. For managed properties like MakatiApartments.com, maintenance requests go through a formal process with a documented response timeline. For structural issues, major appliance failures, and plumbing problems, the landlord is responsible for repair. For minor consumables (light bulbs, batteries, cleaning supplies), the tenant is responsible. Anything in between should be clarified in the lease contract before signing.

Can I paint the walls or make modifications to the unit?

Almost all Makati lease contracts prohibit structural modifications and wall painting without written landlord approval. Damage from unauthorized modifications — holes from wall mounts, paint colors that require repainting at move-out — are the most common source of deposit deductions. If you want to hang something on a wall, use adhesive hooks rated for the weight of the item. If you want to change anything about the unit’s appearance, get written approval from the property manager before proceeding. ‘Verbal permission’ from a front desk guard is not approval.

What if I need to move out before the lease ends?

Your lease contract’s early termination clause governs this entirely. Most Makati leases require one to two months’ written notice and a penalty of one to two months’ rent, or forfeiture of the deposit. The exact terms vary by property and landlord. Some managed properties offer more flexibility for documented circumstances like employer-mandated relocation or medical emergencies — MakatiApartments.com can advise on current policy during your lease signing. The key is to communicate early: giving the property manager maximum notice reduces your penalty exposure and makes the process more cooperative.

Is it possible to extend my lease month-to-month in Makati?

Month-to-month arrangements are possible but less common than fixed lease terms, and they typically command a slightly higher per-month rate than the equivalent 12-month lease. For workers whose employment situation is uncertain — on contract roles, awaiting regularization, or in a role with relocation risk — a month-to-month arrangement is more expensive but provides flexibility. MakatiApartments.com accommodates flexible lease terms for specific situations; ask the team directly about current options for month-to-month during your inquiry.

What is the difference between security deposit and advance rent?

The security deposit is a refundable amount held by the landlord as protection against unpaid rent or property damage. It is returned to you after move-out, minus any legitimate deductions, within 30 to 60 days. The advance rent is a full month’s rent paid upfront that is either applied to your final month of tenancy (so you do not pay rent in your last month) or returned to you at the end of the lease depending on the contract terms. Both are distinct from each other and from your first month’s rent. All three are typically due on move-in day.

Can I sublet my apartment if I need to travel or go home to the province?

Subletting requires explicit written permission from your landlord in almost all Makati lease contracts. Most contracts prohibit subletting entirely. Subletting without permission is a lease violation that can be grounds for eviction and deposit forfeiture. If you need to be away for an extended period, the options are: find someone to house-sit who is not paying rent (check if your lease allows this), negotiate a lease pause or temporary transfer with the property manager if they accommodate this, or continue paying rent and accept the cost as part of your situation. Do not sublet without written permission.

Final Word: The Process Is the Protection

Everything in this guide is designed to do one thing: protect you. Protect your money from scams. Protect your deposit from unjustified deductions. Protect your daily life from a unit or location that does not match your needs. Protect your legal position from poorly understood lease terms.

The renters who navigate Makati’s rental market successfully are not the ones who get lucky. They are the ones who prepare their documents before they start searching, who read every clause before they sign, who inspect every outlet and tap before they pay, and who document everything on move-in day with photos shared to the property manager.

MakatiApartments.com exists to make the operational part of this process as smooth as possible. Eight buildings across four barangays. Clear pricing. A documented process. A team that responds in under five minutes. Lease contracts that are presented for review before signing is expected. Move-in inspections that are standard, not exceptions.

If you are ready to start, the first step is simple: contact MakatiApartments.com via Messenger, tell them your office address and target move-in date, and let the team match you to the right building.

Contact MakatiApartments.com via Facebook Messenger — response in under 5 minutes. Call 0998-595-2341 or email info@MakatiApartments.com. Studios from ₱9,995/month. 1-Bedrooms from ₱13,500/month. Fully furnished. WiFi included. 24-hour security. No gate curfew. Eight buildings across Poblacion, Sta. Cruz, Pio del Pilar, and Guadalupe Nuevo, Makati City.

MakatiApartments.com  |  Eight buildings across four Makati barangays. Studios from ₱9,995 | 1-Bedrooms from ₱13,500.

Poblacion: Roma Plaza, Osmena Manor  •  Sta. Cruz: Macy Mansion, Tim Building, Trixie Tower  •  Pio del Pilar: TRP Building  •  Guadalupe Nuevo: Fortview Tower, Fort Dow Place

info@MakatiApartments.com  |  0998-595-2341  |  (02) 8896-33-65  |  (02) 8897-08-60

Fully furnished. Flood-free. 24-hour security. No gate curfew. Short & long-term leases available.