Renting Guide
The complete checklist covering landlord verification, tenancy clauses, deposit protection, unit condition, and HDB-specific rules — before you sign anything.
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Get the printable checklist covering every step from viewing to move-in — landlord checks, tenancy agreement clauses, deposit protection, unit condition walkthrough, and HDB rules.
Before handing over any deposit or signing anything, confirm the person renting to you actually owns the property.
The tenancy agreement (TA) is a legally binding contract. Once signed, it is difficult to change. Negotiate these clauses before signing.
| Clause | What to Check |
|---|---|
| Diplomatic clause | Early termination after 12 months with 2 months' notice. Essential for work pass holders. |
| Renewal terms | Lock in the renewal rent or agree a cap on any increase — negotiate this before signing. |
| Reinstatement | Who restores the unit on move-out. Negotiate fair wear and tear exclusions explicitly. |
| Maintenance split | Landlord covers structural repairs and aircon servicing; tenant covers minor repairs below an agreed amount (typically $150–$300 per incident). |
| Subletting | Confirm whether you can sublet rooms if needed. Must be stated explicitly. |
| Pet clause | If you have pets, get written permission in the TA — a verbal yes is not enforceable. |
The standard deposit is 1 month's rent per year of lease. A 2-year lease = 2 months deposit, paid upfront on signing. There is no escrow requirement in Singapore — the landlord holds the deposit.
Test everything during the viewing, not after move-in.
| Cost | Who Pays |
|---|---|
| Utility bills (PUB — water, electricity, gas) | Tenant |
| Internet | Tenant |
| Aircon servicing (typically quarterly) | Landlord (confirm in TA) |
| Minor repairs (below agreed threshold) | Tenant |
| Major repairs (structural, aircon breakdown) | Landlord |
| Property tax | Landlord |
| MCST maintenance fee (condo) | Landlord |
| Stamp duty on tenancy agreement | Tenant (within 14 days) |
| Agent commission | Negotiated — confirm before engaging |
Yes — especially in a tenant-favourable market. Research comparable units on PropertyGuru and 99.co before negotiating. Longer lease commitments and faster move-in dates are often leverage points.
Your tenancy agreement is binding on the new owner. The new owner must honour the terms until the lease expires. Ensure your TA is properly stamped — this makes it a legal document binding on any subsequent owner.
Withholding rent is generally not advisable as it can put you in breach of contract. Instead, document all repair requests in writing (WhatsApp or email creates a paper trail), give the landlord reasonable time to respond, and escalate to the Small Claims Tribunal if unresolved.
The deposit must be returned within an agreed period after the tenancy ends (typically 14–30 days), less any agreed deductions. Disputes can be taken to the Small Claims Tribunal. Your move-in inventory photos and signed inventory list are your strongest protection.
Important Disclaimer
This guide is provided for general educational purposes only. It does not constitute legal advice, financial advice, or property management advice, and should not be relied upon as such. HDB rules, quota policies, and IRAS stamp duty rates are subject to change by the relevant Singapore authorities without notice.
Your specific situation — including nationality, pass type, unit type, and tenancy terms — will affect what rules apply to you. Seek independent legal advice and verify HDB or IRAS requirements directly before entering into any tenancy agreement. Joanne Low (CEA Reg. No. R062312E) is a licensed real estate salesperson and is not a lawyer.
I help tenants find the right unit at the right price — and make sure the tenancy agreement actually protects you.
WhatsApp JoanneCEA Reg. No. R062312E · Huttons Asia Pte Ltd