Legal guidance, documentation tips, and negotiation strategies for Singapore renters
You’ve cleaned the unit, returned the keys, and waved goodbye — but weeks later, your deposit hasn’t been returned. Or worse, your landlord claims deductions you never agreed to.
Security deposit disputes are one of the most common (and frustrating) issues tenants face in Singapore. But with the right preparation and calm handling, you can protect your money — and your rights.
Here’s a guide to what to do if your deposit is withheld — and how to prevent it from happening in the first place.
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💡 First: Know Your Rights as a Tenant
In Singapore, rental agreements are governed by contract law. While there’s no fixed “tenancy act” for private rentals, most leases follow industry norms.
A landlord can only withhold part or all of the deposit for:
- Unpaid rent or utilities
- Repairing tenant-caused damage (beyond normal wear and tear)
- Missing inventory items or keys
- Pre-termination of tenancy agreement by the tenant
They cannot legally withhold the deposit for:
- Repainting (unless agreed upon)
- General wear and tear
- Vague “cleaning” charges without evidence
📌 Tip: Always refer to your tenancy agreement — it’s the legal reference point in any dispute.
🧾 What to Do If Your Deposit Is Withheld
- Ask for a Written Breakdown
If your deposit isn’t returned in full, request a written itemized breakdown of the deductions:
- What is being deducted?
- Why?
- Based on what evidence?
Landlords should provide receipts or quotes for repairs and a copy of the final inventory check.
- Review Your Documentation
This is where your move-in and move-out records come in handy.
🗂 Make sure you have:
- Signed tenancy agreement
- Pre-move-in photo documentation
- Move-out inspection checklist
- WhatsApp/email threads confirming condition
- Utility bills (if deducted from deposit)
If deductions seem unfair or inflated, you have the proof to contest them.
- Negotiate Calmly
If you believe a charge is unjustified:
- Write a calm, professional message/email explaining your view
- Attach relevant photos, screenshots, or documents
- Offer a compromise if necessary (e.g., partial deduction instead of full)
Avoid emotional language — stick to facts and the agreement.
- Consider Formal Mediation
If you can’t resolve it directly, options include:
- CASE (Consumers Association of Singapore) – for mediation services
- Small Claims Tribunals (SCT) – for disputes up to S$20,000
(State Courts SCT Info)
You’ll need to show evidence of attempts to resolve the issue first.
🛡️ How to Prevent Deposit Issues From the Start
✅ Before You Move In:
- Take clear timestamped photos of every room, wall, appliance, and fixture
- Ask for an inventory checklist signed by both parties
- Clarify what counts as “wear and tear”
- Request that any verbal agreements (e.g., repainting not required) are added in writing
✅ Before You Move Out:
- Give proper written notice (per contract)
- Book a joint inspection with the landlord
- Do a deep clean (especially bathrooms, kitchen, windows)
- Fix minor damages (lightbulbs, stains, etc.)
- Take final photos after cleaning and before handing over keys
Final Thought: Documentation = Protection
Disputes over deposits aren’t just frustrating — they can cost you hundreds or thousands of dollars. But with proper documentation, respectful communication, and a calm approach, you can recover what you’re owed — and avoid stress for future rentals.
Want to rent from verified landlords who value transparency?
🔑 Find secure, tenant-friendly listings at www.CoHomes.sg — where fair leasing is part of the deal.
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