Pre-signing checklist: 14 things to confirm before you sign your TA
Once you sign the tenancy agreement, you are bound by it. These are the 14 things worth confirming before you sign — each one a common source of disputes or a protection landlords regularly omit.
Once you sign the tenancy agreement, you are bound by it. Whatever is missing — clauses that should be there, deposit return timelines, access notice requirements — stays missing for the entire tenancy.
These are the 14 things worth confirming before you sign. Each one is either a common source of disputes, or a protection that landlords regularly omit and tenants regularly miss.
About the property and the landlord
1. You have viewed the property in person or via live video call
Photos are staged. A live walkthrough — in person or on a video call where you direct what the landlord shows you — tells you the actual condition. Check the air-conditioning, the water pressure, the windows, and any visible damp or damage.
2. The landlord's identity matches the ownership records
The name on the tenancy agreement must match the name of the registered property owner — verifiable via the SLA MyProperty portal for private properties, or the HDB My Flat Portal for HDB flats. For HDB flats, also confirm the subletting is registered with HDB.
3. If there is an agent — their phone number is on the CEA Public Register
Search the agent's contact number — not their name — at eservices.cea.gov.sg/aceas/public-register. An active registration with a matching phone number is the only confirmation that counts.
About the tenancy agreement
4. Every term agreed in the LOI appears in the TA
Read the draft TA against your letter of intent before signing. Anything agreed verbally or in the LOI that does not appear in the TA is not enforceable. Check for the diplomatic clause specifically — it is the most commonly dropped agreed term.
5. The diplomatic clause is included
If you are an international student or expat, this is non-negotiable. The clause should allow exit after a minimum stay of 12 months with two months' written notice. Without it, leaving before your lease ends means paying rent for every remaining month.
6. The security deposit return timeline is specified
The TA should state exactly when the landlord must return your deposit after you vacate — typically within 14 days of key handover. Without a deadline, the landlord can delay indefinitely. "Within a reasonable time" is not a deadline.
7. Deposit deduction conditions are specific
The TA should list the exact conditions under which the landlord can deduct from your deposit. "Any damage" or "at the landlord's discretion" are not acceptable. Deductions should be limited to documented damage beyond fair wear and tear — normal deterioration from everyday use cannot be charged.
8. There is a problem-free period
The first 30 days of a tenancy should be covered by a landlord warranty on appliances and fixtures. If something breaks in that window, the landlord pays. Without this clause, you may cover repair costs for faults that pre-dated your tenancy.
9. Air-con servicing responsibilities are clearly split
Routine quarterly servicing is typically the tenant's cost. Chemical washing, gas top-ups, and compressor repairs should be the landlord's. A TA that assigns all air-con costs to you — with no distinction between maintenance and repair — is imbalanced.
10. The minor repairs cap is S$150 or less
Most TAs make tenants responsible for minor repairs up to a dollar threshold. That threshold matters. The standard in Singapore is S$100 to S$150 per incident. If there is no cap, or the cap is set higher, you could pay for significant repairs that should be the landlord's responsibility.
11. Reinstatement obligations are specific
A clause requiring you to return the property to its "original condition" without defining what that means is a blank cheque at move-out. Reinstatement should be limited to changes you actually made — fixtures you installed, damage you caused — not a general obligation to repaint or re-carpet.
12. Landlord access requires advance notice
Your right to quiet enjoyment means the landlord cannot enter your home without notice except in a genuine emergency. The TA should specify minimum notice — typically 24 to 48 hours in writing.
About the payment
13. You have paid the deposit via PayNow to the landlord's NRIC
Before the PayNow transfer completes, your bank displays the name registered to that NRIC. That name must match the TA and the ownership documents. This three-way name match is the strongest identity confirmation available.
14. You have photographed the property and emailed the photos to the landlord on move-in day
This creates a timestamped record of the property's condition when you took possession. It is your primary protection against disputed deposit deductions at the end of the tenancy. Email — not just save — so the timestamp is independently verifiable.
Key takeaways
- View the property and verify the landlord's identity before signing anything
- Check every LOI term appears in the final TA — especially the diplomatic clause
- The deposit return timeline, deduction conditions, and minor repairs cap are the three most commonly missing protections
- Pay via PayNow to the landlord's NRIC and photograph everything on move-in day
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