Singapore tenancy agreement review checklist: what to check before signing

A clause-by-clause checklist for reviewing a Singapore tenancy agreement before you sign: parties, rent, deposit, repairs, early exit, stamp duty and what the LOI promised.

Most tenancy problems in Singapore are not caused by a dishonest landlord. They are caused by a clause nobody read closely, or a promise from the viewing that never made it into the tenancy agreement (TA). This checklist walks through the TA itself, section by section, so you know exactly what to look for on the page.

It complements our pre-signing checklist, which covers the practical steps around signing (verifying the landlord, the agent and the payment). This guide is about the words in the contract.

This guide is general market context, not legal advice. For a serious dispute or a high-value lease, speak to a Singapore lawyer.

1. Parties and property

Check that the landlord named in the TA is the owner (or that the person signing has written authority to sign for the owner), and that the address, unit number and room (for room rentals) match what you viewed.

What to do: If the person signing is not the owner, ask for a letter of authority before you pay anything.

2. Term, start date and handover

  • Start and end dates are written in full, and match the LOI.
  • The handover condition is described, or an inventory list is attached and signed. See move-in documentation.
  • If the TA refers to a schedule, inventory or house rules, the document is actually attached. A clause that points to a missing attachment is a documentation gap.

3. Rent and payment

  • Monthly rent, due date and payment method are stated.
  • What happens if payment is late: is there a grace period, and is any late interest a reasonable figure?
  • Who pays utilities, internet, conservancy or condo fees, and whether there is a cap on utilities for room rentals.

4. Security deposit

The TA should say how much the deposit is, when it is returned after you move out, and on what basis deductions can be made. A wording such as "deductions at the landlord's sole discretion" leaves most of the decision with the landlord.

  • Is the refund timeline stated (a set number of days after handover)?
  • Is fair wear and tear excluded from deductions? See fair wear and tear.
  • Is there a clear process for itemised deductions? See our guide to security deposit deductions.

5. Repairs and maintenance

This is where many deposit disputes start. Look for a minor repair clause with a per-item cap, and check who handles aircon servicing, appliance failure and structural defects. Our minor repair clause guide explains how the cap usually works and why a figure like S$150 is a negotiated amount, not a legal rule.

  • Is there a per-item cap on minor repairs, and what happens above it?
  • How often is aircon servicing required, and who pays?
  • Are defects that existed before move-in excluded from your responsibility?

6. Early exit

Check whether the TA lets either side end the lease early, and on what conditions. A diplomatic clause (where present) usually has conditions about your employment or departure from Singapore. It does not automatically cover students or every change of plans. See break clause vs diplomatic clause.

  • Is there an early termination, break or diplomatic clause?
  • What notice is required, and from what point in the lease can it be used?
  • What do you pay if you leave without such a clause (often the remaining rent or a pro-rated agent commission)?

7. Use of the property and house rules

  • Guests, overnight visitors, cooking, pets and smoking.
  • For HDB flats, the TA and landlord should respect HDB's rules on renting out flats and rooms. See HDB room rental rules.
  • Whether the landlord can enter, and how much notice is given.

8. Stamp duty and costs

Tenancy agreements in Singapore are generally subject to stamp duty, payable through IRAS. The TA usually says who pays it. See stamp duty on a tenancy agreement.

9. LOI cross-check

Anything agreed in the letter of intent (a new mattress, a fixed rent for renewal, a repaired aircon) should be written into the TA or an addendum. If it is only in a message, it may be hard to rely on later. See the LOI guide.

A worked example

Imagine a 12-month room rental in a condo at S$1,400 a month with a one-month deposit. The TA says "the tenant shall be responsible for all repairs", says nothing about aircon servicing frequency, and has no early exit clause. The viewing promise of a new mattress is not mentioned.

Before signing, a tenant could ask to: add a per-item minor repair cap and exclude fair wear and tear; set the servicing schedule and who pays; add the mattress to the inventory or an addendum; and ask what happens if they need to leave early. None of these requests is unusual, and the answers tell you a lot about the landlord.

Questions to ask before signing

What happens if I need to leave before the end of the lease?

Look for an early exit clause and its notice period. If there is none, ask what you would owe, and ask for the answer in writing.

Is everything from the LOI in the TA?

Compare the two documents line by line. Anything missing should go into the TA or a signed addendum.

Can I take time to read the TA before paying?

Yes. A reasonable landlord or agent will give you time. Pressure to pay before you have read the contract is a warning sign.

Get a second look

If the TA is already in your hands, RentHero can review it for S$39. The report flags unusual clauses, missing protections and questions to ask, compared with Singapore market norms. It is market-context analysis, not legal advice. 中文读者可看 留学生租约审查中文页。

Key takeaways

  • Read the TA itself, not just the LOI or the agent's summary.
  • Check the deposit, repairs and early exit clauses first; they cause the most disputes.
  • Every attachment the TA mentions should be attached.
  • Put viewing promises in writing before you sign.

What do you need help with?