Utilities in China for Foreign Renters: Water, Electricity, Gas, and Property Fees

Utilities become important the moment you move from a hotel to a long-term home in China. A rental listing may say “utilities not included” without explaining how you will receive bills, whose name is on the account, or which costs the property-management office collects.

The reliable approach is to treat utility setup as part of the apartment handover. Clarify every fee, record the meters, save the payment channels, and make the move-out process explicit before there is a deposit dispute.

1. Separate rent from every other housing cost

Your monthly housing cost may include more than rent. Ask for a written list covering:

• electricity;
• water;
• gas;
• heating, where relevant;
• property-management fees;
• internet;
• parking or bicycle-storage charges; and
• building access-card deposits or replacement fees.

Do not assume an apartment is cheaper just because the listed rent is lower. A clear lease should identify who pays each item, how it is calculated, and whether a landlord or agent can charge an administration fee on top of the underlying bill.

For the rental checks that come before this stage, use Renting an Apartment in Shanghai or Renting an Apartment in Shenzhen.

2. Record the meters at handover

Take time-stamped photos or video of the electricity, water, and gas meters before you use the apartment. Capture:

• the current reading;
• the meter serial number, if visible;
• the location of the meter; and
• the apartment number or label nearby.

Send the images to the landlord or agent in the same chat thread used for the handover. That creates a shared record of the starting point for your bills.

3. Identify who controls each account

There are several common arrangements:

The landlord holds the accounts

The landlord receives bills and asks you to reimburse them. This can be convenient, but ask for the original bill, the billing period, and a clear payment receipt. You should be able to compare the requested amount with the meter reading and the lease.

You pay through the property-management office

Some buildings collect one or more charges through a management office. Confirm its opening hours, accepted payment methods, and whether it issues a receipt. Save the office contact in case you need to report a service problem.

You pay a provider directly

In some homes, the tenant can pay a provider through an official channel, an app, or a mini program. Verify the account or meter number with the landlord or property manager before making your first payment.

Whatever the arrangement, keep one record showing the account holder, payment channel, and emergency contact for each service.

4. Read a bill before you pay it

An ordinary bill should let you identify the service, property or account, billing period, and amount due. Before you pay, compare it with:

1. your meter photos;
2. the previous bill, if available;
3. the usage period;
4. the responsibility stated in the lease; and
5. any separate management or service fee.

Ask questions when the billing period is unusually long, the reading does not match the meter, or a charge was not mentioned in the lease. A polite written question is easier to resolve than an argument after you have transferred money.

5. Use secure payment habits

Payment apps can make daily bills convenient, but they do not replace verification. Pay only through a channel you have confirmed with the provider, landlord, or property-management office.

Avoid sending money because of an unexpected message, a QR code posted in a public chat, or a person claiming there is an urgent late fee. Check the account details independently. Keep a screenshot or receipt after every payment.

Mobile Payments in China for Foreigners explains how to keep payment options and account security practical for daily life.

6. Know what property-management fees cover

Property-management fees are separate from the consumption of water, electricity, or gas. They can support common-area services such as cleaning, security, landscaping, elevator maintenance, access control, or building operations. The exact service level and charge depend on the complex and the lease arrangement.

Ask the property-management office or landlord:

• whether the fee is monthly, quarterly, or annual;
• whether it is included in rent;
• what services and contact channels it covers;
• how to report water leaks, elevator issues, or access problems; and
• whether there are additional charges for parking, rubbish disposal, or access cards.

7. Handle urgent problems without guessing

For a leak, electrical fault, gas smell, or loss of service, contact the building’s property-management office or the relevant provider using the verified contact you saved at handover. Do not attempt repairs that could affect shared systems or safety.

If a gas smell or a serious electrical hazard is present, leave the immediate danger area and use the building’s emergency process or local emergency services as appropriate. Keep your landlord informed in writing after the immediate safety step.

8. Close the loop before moving out

Move-out day is when clear records pay off. Arrange a joint inspection with the landlord or agent and complete this checklist:

1. photograph the final meter readings;
2. obtain or photograph the latest bills;
3. settle the final charges and keep receipts;
4. confirm whether any account transfers to the next tenant;
5. return keys, access cards, and any rented router or equipment; and
6. record the deposit-return calculation in writing.

Do not rely on a verbal promise that final bills will be “handled later.” If an amount must be withheld from the deposit, ask for the meter reading, bill, and calculation.

A practical utility file for every renter

Keep a simple folder containing your lease, handover photos, meter readings, account details, bills, receipts, and property-management contact. It makes the routine payments easier and gives you evidence if a problem appears later.

Official sources

• State Council: A Guide to Working and Living in China as Business Expatriates
• Shanghai Government: Regulations of Shanghai Municipality on Housing Leasing