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Is an 11-month unregistered rental agreement for a commercial?

Yes. As long as it bears the signature of the both sides of parties concerned with the appropriate witnesses, the Rental Agreement shall be valid irrespective of getting it registered earlier or not. In case of any disputes, if any party wishes to approach the Court later for the resolution of dispute, on the property concerned, then the missing fee for the registration will have to be paid at that time to the Government as it is the kind of fees/ levies to be paid to the Governmental Authorities.