Love him or hate him, you cannot mistake a Ram Gopal Varma film for anyone else's. In 12 'O' Clock , Varma reunites with his love for avant-garde cinematography and unsettling sound design. Dutch Angles and Claustrophobic Framing

To uncover the truth, a skeptical police officer (Amit Sadh) is brought in to investigate the murders. The film moves toward a climax that attempts to bridge the gap between science and the supernatural, exploring the dark corners of the human psyche. Cast and Characters

. The movie centers on a series of mysterious murders that occur at night, leading to a psychological and supernatural investigation. Key Details Release Date: January 8, 2021. Ram Gopal Varma. Mithun Chakraborty as Debasish Monsal. Flora Saini Manav Kaul as Francis. Makarand Deshpande Krishna Gautam Streaming Platform: You can watch the movie on Amazon Prime Video Plot Summary

The cinematographer, Amol Rathod, uses dark, moody lighting to accentuate the atmosphere of fear, often focusing on shadows and tight spaces.

The central motif – the antique wall clock – represents . The murdered boy’s spirit is frozen at the moment of his death (midnight), just as unresolved family guilt “strikes” every generation if ignored. Rohit’s neglect of Tia mirrors the neglect that led to the boy’s vulnerability to his murderer.

Through Manav Kaul’s psychiatrist character, the film presents a medical perspective on mental health, suggesting that trauma and psychological fractures can mimic possession. Conversely, Ashish Vidyarthi’s character represents institutional superstition, arguing that there are darker forces in the universe that science cannot quantify. Mithun Chakraborty’s character acts as the proxy for the audience—a neutral observer forced to weigh the evidence of both sides. Critical Reception and Legacy

As a direct-to-digital release, the film accumulated:

12 O Clock centers on , a young college student living a typical life with her parents. Her life takes a dark turn when she starts experiencing terrifying nightmares, eerily realistic sleepwalking episodes, and severe behavioral changes. These frightening incidents leave her family in distress, prompting them to seek unconventional help.

Most critics noted that while the film has RGV's signature atmospheric cinematography, the script and execution felt dated and lacked tension. Are you interested in similar Hindi horror recommendations or more details on the cast's performances

Furthermore, because it was one of the first films to hit theatres after the initial COVID-19 lockdowns, its box office potential was severely restricted by limited theater capacities and audience hesitancy. Final Verdict: Is It Worth Watching?

Released in early 2021, marked the return of filmmaker Ram Gopal Varma (RGV) to the horror genre, a space he once dominated with classics like Raat (1992) and Bhoot (2003). As a psychological horror-thriller, the film explores the dark corners of the human psyche, sleepwalking, and demonic possession.

: Gauri's parents, Rao (Makarand Deshpande) and his wife, first seek help from a traditional exorcist, Baba (Ashish Vidyarthi), but are unsatisfied with his treatment. They later turn to a psychiatrist, Debu (Mithun Chakraborty), for a rational explanation.

, a college student from a middle-class family who starts acting strangely at night. Her behavior becomes increasingly violent and erratic, coinciding with a series of unexplained murders in the city. While her father believes she is possessed by a vengeful spirit, a skeptical psychiatrist, played by Mithun Chakraborty, attempts to find a rational medical explanation for her condition. Where to Watch The film is available for streaming on Amazon Prime Video Audience & Critical Reception IMDb Rating: Currently holds a low rating of

As conventional doctors fail to help, Gauri’s family turns to supernatural help. An exorcist is initially brought in, but when that fails, a psychiatrist (played by Mithun Chakraborty) steps in to unravel the mystery of her possession and rid her of the misery.

(played by debutante Krishna Gautam), a young woman living in a suburban Mumbai middle-class household. Her life takes a dark turn as she begins experiencing terrifying nightmares and episodes of sleepwalking

The plot takes a sharp turn when Gauri makes a terrifying confession to her parents regarding the city's serial killings. Seeking a modern, scientific explanation, the family enlists the help of a seasoned psychiatrist, . What Dr. Debashish uncovers during his sessions with Gauri shatters his clinical skepticism, forcing a confrontation between modern psychiatry and paranormal possession. 👥 Cast and Character Breakdown

Rohit initially suspects a burglar or a prank. He installs CCTV cameras, which capture blurry, uncanny shadows moving only between 12:00 and 12:13 AM. Seeking help, he consults a tech-savvy friend (Sanjay Choudhary) who analyzes the clock. They discover the clock was manufactured in a defunct workshop known for creating "vessel clocks" – devices designed to trap restless spirits.

Her desperate father seeks help from various quarters—a doctor (Ali Asgar), a tantrik (Ashish Vidyarthi), and even a top psychiatrist (Mithun Chakraborty)—but all efforts to understand or cure her condition fail. The film’s core twist reveals that a psychopathic killer, shot dead by the police, refuses to die. His vengeful spirit (aatma) possesses Gauri's body to continue its killing rampage, connecting her bizarre behavior directly to the city's string of gruesome murders. The final act of the film follows the combined efforts of the police and the psychiatrist to understand and stop the paranormal entity.

Last Updated 7 August 2025

Written by 

Zack Dean

|

Fact checked by 

What is a Residential Rental Agreement?

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A Residential Rental Agreement is an agreement that outlines the terms and conditions of a tenancy, including the rights and obligations of the landlord and tenant.

You can use a Residential Rental Agreement to rent out various types of residential properties, including bungalows, flats, rooms, row houses, etc.

A Residential Rental Agreement is also known as a:

  • Lease
  • Rental contract
  • Rental agreement
  • Tenancy agreement
  • Residential tenancy agreement

If you are looking to rent commercial property, use LawDepot's Commercial Rental Agreement.

Does a Rental Agreement need to be notarised in India?

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You don’t need to notarise a Rental Agreement in India.

How do I write a Residential Rental Agreement in India?

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You can easily create a Residential Rental Agreement by completing LawDepot’s questionnaire. Using our template ensures you complete the following necessary steps.

1. State the type of property

Start your Rental Agreement by selecting the type of rental property, such as a:

  • Bungalow
  • Flat
  • Room
  • Row house

2. Set the length of the Rental Agreement

State when the Rental Agreement will start and end. You can choose to create a fixed-term lease or an automatic renewal lease.

Fixed-term

A rental agreement with a fixed-term ends on a set date. It can benefit both the landlord and tenant because the terms and conditions stay the same for the duration of the agreement.

The landlord doesn't have to worry about the tenant breaking the lease early because the tenant is responsible for paying rent for the entire length of the agreement. On the other hand, the tenant doesn't have to worry about the rent increasing in price.

Automatic renewal

If you don't know when the agreement will come to an end, you can select this option. The Rental Agreement will automatically renew every month, 11 months, or yearly. This agreement will continue until one of the parties terminates it.

To terminate the agreement, the landlord or tenant needs to provide a notice of their intention to leave as required by law. If the tenant doesn't move out at the end of the notice period, the landlord can provide them with an eviction notice.

Automatic renewal also gives the landlord the right to raise the rent or change the terms of the agreement as long as they provide the tenant with proper notice as required by law.

3. Outline details about the property

Provide as many details as you have available in your Rental Agreement, including the property’s address and whether the property is furnished.

If possible, attach photos of the property and include any additional details relevant to the agreement.

4. Provide the parties’ information

Provide the names and contact details of all the parties involved in the Rental Agreement:

  • Landlord: The person or company who owns the property and allows the use of the space in exchange for rent.
  • Tenant: The person who signs the Rental Agreement and is responsible for paying rent.
  • Occupants: The people who live on the property but haven’t signed the rental agreement, such as friends or family members of the tenant.
  • Guarantor (if applicable): The person liable to the landlord for any breach of the agreement by the tenant. They can’t be a tenant.
  • Property manager (if applicable): The person who deals with the tenant and manages the rental property on behalf of the landlord, typically in return for a fee.

5. Decide on a method for rent payments

Decide on important rent details like:

  • The price of rent
  • When rent is due
  • How the tenant will pay (e.g., cash, cheque, bank deposit)

States and territories have different laws about rent control, and some may have differing regulations for the cities within them.

Different states may also have different rules about charging fair rent, which is the amount of money a tenant can expect to pay to rent a property. You should ensure that you know the rules about fair rent in your area to determine how much you can charge.

6. State if pets or smoking is permitted

Landlords will have differing policies on allowing pets or smoking inside the property. It’s a good idea to discuss these topics before entering into a Rental Agreement.

7. Provide rental deposit details

A rental deposit is a sum of money the tenant pays to the landlord to guarantee that the tenant will fulfil their obligations under the Rental Agreement.

The landlord can use the deposit to fix any damage that occurs during the tenant's occupancy. However, the deposit doesn't cover normal wear and tear. At the end of the agreement, if there is no damage to the property, the landlord must return the deposit to the tenant.

Before you add a rental deposit, you should ensure that landlords can hold rental deposits in your state or territory.

8. State the amount of notice the landlord needs to provide to enter the property

The landlord doesn’t have the right to enter the property unless there’s an emergency. However, the landlord may enter the property if he or she provides reasonable notice to the tenant. A written notice of 24 to 48 hours explaining when and why the landlord will enter the property is typically reasonable for non-emergencies. You can specify how much of a notice the landlord must provide the tenant in the Rental Agreement.

9. State the amount of notice needed to terminate the agreement

State in the questionnaire how many days notice the landlord needs to give the tenant before they can terminate the Rental Agreement.

10. Outline who will pay for services and amenities

There are instances where the price of rent will include some services and amenities. The landlord and tenant should discuss which additional charges are the tenant’s responsibility.

Additional charges can include:

  • Electricity
  • Water
  • Sanitation
  • Drainage
  • Air conditioning
  • Additional storage space
  • Other charges

Different states and union territories have varying rules about what a landlord can charge a tenant as an additional charge. You should ensure that you are permitted by the law to add additional charges to your Rental Agreement.

11. Outline improvements that need to be made to the property

Landlord improvements are enhancements to the property made by the landlord. They can include something as simple as putting on a new coat of paint to complex renovations. They typically occur before the tenant moves in.

12. State if there will be a walkthrough inspection

An inspection report is a written record of any existing damage observed during a walkthrough of the property by the tenant and landlord.

Most landlords will want to conduct a walkthrough inspection at the beginning and end of the Rental Agreement to record the property’s condition.

13. Outline any additional clauses

If there are any terms or conditions unique to your situation that the questionnaire didn't address, you can include them here.

14. Provide the signing details

Provide the date the landlord and tenant will sign the Rental Agreement.

LawDepot’s questionnaire gives you the option to include space to print your document on stamp paper. Your Rental Agreement may be required to be printed on stamp paper. Check with your local authority to confirm.

Why is a Rental Agreement important?

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Rental Agreements come with a lot of advantages for the landlord and tenant.

For the landlord

A Rental Agreement gives a landlord leverage when seeking reimbursement for any damage done to the property or appliances while the tenant occupies the property.

The landlord also needs a Rental Agreement to penalize the tenant for late rent payments since the document outlines the terms for penalties and additional charges.

For the tenant

Without a Rental Agreement, the landlord may have the right to evict the tenant by providing a minimum of 30 days' notice. It would be more difficult for a tenant to fight the eviction in court without the proof of residency that the Rental Agreement provides.

A fixed-term Rental Agreement also prevents the landlord the ability to raise the rent for the duration of the agreement.

It may be a good idea to look up your state or territory’s rent control laws for more specifics. For example, a person interested in renting a property in Bangalore should look to the Karnataka Rent Control Act, 2001, while someone in Hyderabad should look to The Telangana Buildings (Lease, Rent and Eviction) Control Act, 1960.

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12 O Clock -2021- Hindi Movie [new] 🆓

Love him or hate him, you cannot mistake a Ram Gopal Varma film for anyone else's. In 12 'O' Clock , Varma reunites with his love for avant-garde cinematography and unsettling sound design. Dutch Angles and Claustrophobic Framing

To uncover the truth, a skeptical police officer (Amit Sadh) is brought in to investigate the murders. The film moves toward a climax that attempts to bridge the gap between science and the supernatural, exploring the dark corners of the human psyche. Cast and Characters

. The movie centers on a series of mysterious murders that occur at night, leading to a psychological and supernatural investigation. Key Details Release Date: January 8, 2021. Ram Gopal Varma. Mithun Chakraborty as Debasish Monsal. Flora Saini Manav Kaul as Francis. Makarand Deshpande Krishna Gautam Streaming Platform: You can watch the movie on Amazon Prime Video Plot Summary

The cinematographer, Amol Rathod, uses dark, moody lighting to accentuate the atmosphere of fear, often focusing on shadows and tight spaces.

The central motif – the antique wall clock – represents . The murdered boy’s spirit is frozen at the moment of his death (midnight), just as unresolved family guilt “strikes” every generation if ignored. Rohit’s neglect of Tia mirrors the neglect that led to the boy’s vulnerability to his murderer. 12 O Clock -2021- Hindi Movie

Through Manav Kaul’s psychiatrist character, the film presents a medical perspective on mental health, suggesting that trauma and psychological fractures can mimic possession. Conversely, Ashish Vidyarthi’s character represents institutional superstition, arguing that there are darker forces in the universe that science cannot quantify. Mithun Chakraborty’s character acts as the proxy for the audience—a neutral observer forced to weigh the evidence of both sides. Critical Reception and Legacy

As a direct-to-digital release, the film accumulated:

12 O Clock centers on , a young college student living a typical life with her parents. Her life takes a dark turn when she starts experiencing terrifying nightmares, eerily realistic sleepwalking episodes, and severe behavioral changes. These frightening incidents leave her family in distress, prompting them to seek unconventional help.

Most critics noted that while the film has RGV's signature atmospheric cinematography, the script and execution felt dated and lacked tension. Are you interested in similar Hindi horror recommendations or more details on the cast's performances Love him or hate him, you cannot mistake

Furthermore, because it was one of the first films to hit theatres after the initial COVID-19 lockdowns, its box office potential was severely restricted by limited theater capacities and audience hesitancy. Final Verdict: Is It Worth Watching?

Released in early 2021, marked the return of filmmaker Ram Gopal Varma (RGV) to the horror genre, a space he once dominated with classics like Raat (1992) and Bhoot (2003). As a psychological horror-thriller, the film explores the dark corners of the human psyche, sleepwalking, and demonic possession.

: Gauri's parents, Rao (Makarand Deshpande) and his wife, first seek help from a traditional exorcist, Baba (Ashish Vidyarthi), but are unsatisfied with his treatment. They later turn to a psychiatrist, Debu (Mithun Chakraborty), for a rational explanation.

, a college student from a middle-class family who starts acting strangely at night. Her behavior becomes increasingly violent and erratic, coinciding with a series of unexplained murders in the city. While her father believes she is possessed by a vengeful spirit, a skeptical psychiatrist, played by Mithun Chakraborty, attempts to find a rational medical explanation for her condition. Where to Watch The film is available for streaming on Amazon Prime Video Audience & Critical Reception IMDb Rating: Currently holds a low rating of The film moves toward a climax that attempts

As conventional doctors fail to help, Gauri’s family turns to supernatural help. An exorcist is initially brought in, but when that fails, a psychiatrist (played by Mithun Chakraborty) steps in to unravel the mystery of her possession and rid her of the misery.

(played by debutante Krishna Gautam), a young woman living in a suburban Mumbai middle-class household. Her life takes a dark turn as she begins experiencing terrifying nightmares and episodes of sleepwalking

The plot takes a sharp turn when Gauri makes a terrifying confession to her parents regarding the city's serial killings. Seeking a modern, scientific explanation, the family enlists the help of a seasoned psychiatrist, . What Dr. Debashish uncovers during his sessions with Gauri shatters his clinical skepticism, forcing a confrontation between modern psychiatry and paranormal possession. 👥 Cast and Character Breakdown

Rohit initially suspects a burglar or a prank. He installs CCTV cameras, which capture blurry, uncanny shadows moving only between 12:00 and 12:13 AM. Seeking help, he consults a tech-savvy friend (Sanjay Choudhary) who analyzes the clock. They discover the clock was manufactured in a defunct workshop known for creating "vessel clocks" – devices designed to trap restless spirits.

Her desperate father seeks help from various quarters—a doctor (Ali Asgar), a tantrik (Ashish Vidyarthi), and even a top psychiatrist (Mithun Chakraborty)—but all efforts to understand or cure her condition fail. The film’s core twist reveals that a psychopathic killer, shot dead by the police, refuses to die. His vengeful spirit (aatma) possesses Gauri's body to continue its killing rampage, connecting her bizarre behavior directly to the city's string of gruesome murders. The final act of the film follows the combined efforts of the police and the psychiatrist to understand and stop the paranormal entity.