Rent payment online in Morocco: collecting rent by card or in cash, unit by unit

Rent payment online in Morocco works in three ways: a monthly subscription until the lease ends, which emails the tenant a payment link on every due date; a single-use payment link each month, which the tenant pays by card or in cash at an agency of the Chari network; and the tenant's transfer to the RIB of your payment account. Each unit keeps its own trail — the same metadata, references in the export — and agency fees or the security deposit go through one-off links. This guide is for landlords, property managers and agencies that collect in the name of a company.

Online rent payment in Morocco: three ways to collect

ChariPay is a Moroccan payment platform, a PSP operated by Chari Money, a payment institution licensed by Bank Al-Maghrib. It collects rent; it does not manage your properties — no move-in inspections, no rent adjustments, no rent receipts. It is not property management software: it plugs in alongside yours.

ChariPay is not a bank: your payment account is held by Chari Money. It complements your bank; it does not replace it. The subscription offer is described on the subscriptions and recurring payments page.

A real estate agency that collects rent on behalf of property owners is a special case that this guide does not cover: see the guide to collecting on behalf of others; on the legal side, only your advisor can give an opinion.

Collecting rent by subscription: monthly link, reminders, end of lease

For a tenant who pays by card, the subscription spares you the chasing: on every due date, they receive a single-use payment link by email, for the rent amount, and the reminders go out without you. The setup follows the lease: a "tenant" customer, then a monthly subscription (frequency set to MONTHLY) for the rent amount, starting on the first due date (startDate) and ending when the lease ends (endDate). That end date is set at creation, through the API; without it, the subscription runs until you cancel it, from the portal or through the API.

The rules your tenant should know before committing:

• The link for each due date. On every due date, the tenant receives a single-use payment link by email, in a message whose subject announces the new due date and repeats the subscription's description; they pay on the hosted page, by card with 3-D Secure. The tenant's email is therefore essential: that is where the links are sent.
• The reminders. Until the rent is paid, a reminder goes out by email every day, with the same link; no new period is opened in the meantime, and the tenant does not pile up arrears.
• The deadline. The link stays payable for 14 days after the due date; if it expires unpaid, the subscription is canceled automatically, and what comes next is up to you and the tenant: a new subscription or a monthly link.

The subscription requests the same amount on every due date: it suits a stable rent, building charges included if they are a flat amount. If part of it varies from month to month, collect that part separately, through a single-use link. The lease rules themselves — rent adjustments, notice periods, building charges — are not a matter for a payment tool: only your advisor can give an opinion. The statuses and events are detailed in the subscription API step by step.

Before you offer the subscription to your tenants, go through their first payment yourself: Start in test mode. Three fields — name, work email, company — an activation link received by email to choose your password, then the portal, where you create your own test key. Create a client with your own email address and a monthly subscription whose first due date is today: the first link arrives right away; pay it with the test card: no real money moves. It is free, with no time limit and no approval to wait for; your business verification (KYB) only gates the move to production.

The tenant without a card: a monthly link paid in cash

Some tenants pay in cash, and a subscription's links are paid by card. For them, the right setup is one single-use link per unit and per due date, created each month — never a cash subscription.

On the page of a single-use payment link, your customer chooses cash, receives a reference and pays it at an agency of the Chari network. Cash payment at an agency always relies on a single-use link — one reference per deposit. As soon as the network confirms the deposit, the link turns "Paid" and you are notified in the portal; on the server side, read the link's state with GET /v1/payment-links/{reference}.

ChariPay is the only payment gateway in Morocco that also collects cash at agencies. For the landlord, it is the end of the month-end rounds and the receipt book: rent paid in cash arrives as a dated line, tied to the unit.

The typical month:

1. 1Create the month's links on a fixed date, one per unit, for the rent amount.
2. 2Give them a clear description — "Rent November — Building A, apartment 3" — and, for a tenant who pays in cash, turn on "Agency payment": in the portal, this option disables the expiry, and the link stays payable with no time limit. A link with an expiry date is presented as a link to be paid by card.
3. 3Send them by WhatsApp or email; through the API, paymentMethod: "CASH" preselects cash on the page, otherwise the tenant chooses between card and cash.
4. 4Follow the statuses: a link still active on the due date flags rent to follow up on.

How references and agencies work is covered in collecting cash at an agency.

Agency fees, application fees, security deposit: one-off payments

When a tenant moves in, several amounts are paid only once: agency fees, application fees, the security deposit. A payment link is an amount and a description; the customer pays on a page hosted by ChariPay. Each fee therefore becomes a single-use link, for the exact amount, with a description that names it — "Security deposit — lease BAIL-2026-014" — payable by card or in cash at an agency.

The security deposit calls for one clarification: through a payment link, it is an ordinary payment. As soon as it succeeds, the amount is available in your account, like any other payment. Returning it at the end of the lease is a matter for the lease and your advisor, not a ChariPay mechanism.

For a one-off amount invoiced during the lease — a repair you pass on to the tenant, for example — the method is that of an invoice paid online, covered in getting invoices paid online.

The tenant's transfer to the payment account's RIB

Some tenants already pay by transfer from their bank and have no reason to change. Your ChariPay account can receive those transfers: a real payment account, held by Chari Money, a payment institution licensed by Bank Al-Maghrib, opened in your company's name, with a RIB in that name and a PDF certificate to download from the portal or through the API. It receives your collections and incoming transfers, and serves your payment operations. It has neither overdraft nor credit: an outgoing operation that exceeds the available balance is blocked.

ChariPay is not a bank: your payment account is held by Chari Money. It complements your bank; it does not replace it.

In practice, download the RIB certificate from the portal — or read the RIB with GET /v1/wallet/account and the certificate with GET /v1/wallet/account/rib-document — and attach it to the lease or the rent notice. An incoming transfer lands in the account as a movement; it is up to you to tie it to the right unit from your rent roll. The account's full framework is described in payment account in Morocco.

Tracking each unit: metadata, references, export

With several properties, the question is no longer "have I been paid?" but "which unit has paid?". The answer lies in an identifier set at creation.

Through the API, give the subscription or link for each unit the same flat metadata — for example { "lot": "IMM2-A3", "bail": "BAIL-2026-014" }. It is echoed verbatim in the payment event, and your management tool knows which unit to credit: for a subscription, in the subscription.payment_succeeded and subscription.payment_failed events; for a link paid by card, in the link's payment event. For a link paid in cash, read its state with GET /v1/payment-links/{reference}. The metadata is a flat object, with no nested objects, and carries no sensitive data: a unit identifier is enough.

For accounting, every account movement carries the reference of the sale, refund or payout that explains it; the portal separates amount paid, fees and net, and the CSV export keeps those references — from the portal or with GET /v1/transactions/export.csv (up to 10,000 rows; beyond that, split by period with from/to). Timestamps are in UTC; Morocco is UTC+1: your reconciliation tool must convert. Without conversion, rent paid just after midnight Moroccan time on the first of the month shows up on the last day of the previous month. The full method is in reconciling your collections.

Rent receipts, accounting and payouts to the bank

ChariPay does not generate rent receipts. Produce them in your own tool, from the export, which keeps the reference of each payment, and from your metadata, which tells you which unit it belongs to. On what a rent receipt must contain, only your advisor can give an opinion.

The payout to your bank is a separate operation: automatic every night once a settlement account is configured in the portal, or by transfer on demand, for the amount and at the time you choose. Each payout carries a reference that appears on your bank statement.

As soon as a payment succeeds — a card authenticated with 3-D Secure or a reference paid in cash at an agency — the amount is available in your ChariPay payment account and usable right away: transfers, bills, top-ups. A property manager can thus pay a contractor by transfer, or the water bill for the common areas with the listed billers, using the month's rent.

Three habits for accounting without surprises:

• Match each payout to the line on your bank statement, by its reference.
• Keep the amount paid, the fees and the net separate, as the portal separates them.
• Archive each month's export with the rent receipts you issued.

Frequently asked questions

How do I get rent paid online in Morocco?

In three ways: a monthly subscription until the lease ends, which emails the tenant a payment link on every due date; a single-use payment link each month, paid by card or in cash at an agency of the Chari network; or the tenant's transfer to the RIB of your payment account. Each unit is tracked through its reference and its metadata.

How does the tenant pay each month's rent with the subscription?

On every due date, they receive a single-use payment link by email, for the rent amount, and pay on the hosted page, by card with 3-D Secure. Until the rent is paid, a reminder goes out every day with the same link, which stays payable for 14 days after the due date: that is why their email address is essential.

Can a tenant without a bank card pay rent online?

Yes, through a link paid in cash. Each month, send them a single-use link: they choose cash, receive a reference and pay it at an agency of the Chari network. As soon as the network confirms the deposit, the link turns "Paid" and you are notified in the portal. A subscription's links, on the other hand, are paid by card.

Can a security deposit be collected by card?

Yes, as an ordinary payment: a single-use link for the deposit amount, payable by card or in cash at an agency. As soon as the payment succeeds, the amount is available in your account, like any other payment. Returning it at the end of the lease is a matter for the lease and your advisor, not a ChariPay mechanism.

Can the tenant pay rent by bank transfer?

Yes. Your payment account has a RIB in your company's name and receives incoming transfers: give the tenant that RIB or the PDF certificate, downloadable from the portal or through the API. ChariPay is not a bank: your payment account is held by Chari Money. It complements your bank; it does not replace it. The transfer you receive still has to be tied to the right unit from your rent roll.

How do I know which unit has paid its rent?

Through the API, set the same metadata at creation on the subscription or link for each unit — a unit and lease identifier, for example. It comes back verbatim in the payment events, and the CSV export keeps the reference of each payment. For a link, its description — "Rent November — apartment 3" — is enough to recognize it in the portal.

Does the rent subscription stop when the lease ends?

Yes, if you give it an end date matching the lease, which is set at creation, through the API: it then stops on its own, with no action from you. Without an end date, cancel it when the lease ends, from the portal or through the API. You can also pause an active subscription, then resume it. The conditions for ending or renewing the lease, however, are a matter for the contract and your advisor.

Does ChariPay issue rent receipts?

No. ChariPay collects and keeps a trace of rent payments, but does not generate rent receipts and is not property management software. The CSV export keeps the reference of each payment, and your metadata tells you which unit it belongs to: produce the receipt in your own tool. On its content, only your advisor can give an opinion.

Next step

Model a lease in test mode before you announce it to your tenants: Start in test mode, create through the API, with your test key, a tenant customer — with your own email address — and a monthly subscription carrying the lease end date, the unit's metadata and a first due date set to today, pay the link you receive by email with the test card, then read the export. The subscriptions and recurring payments page sums up the offer, and payment account in Morocco describes the account that receives the rent.