Two things settle most deposit arguments in Singapore: whether the aircon was serviced on schedule, and whether faults were reported in writing. This guide covers both, plus the minor repair clause that decides who pays.
| Item | Usually tenant | Usually landlord | Notes |
|---|---|---|---|
| Quarterly aircon servicing | Yes | With receipts. Missing this is a common deposit deduction. | |
| Aircon gas top-up, compressor, PCB | Up to the cap | Above the cap | If servicing is documented. Otherwise the landlord may argue neglect. |
| Light bulbs, batteries, consumables | Yes | Including remote batteries and water filter cartridges. | |
| Leaking tap, choked sink, faulty switch | Up to the cap | Above the cap | Classic minor repair clause items. |
| Water heater failure | Up to the cap | Above the cap | A new heater is well above any cap. |
| Fridge, washer, hob, oven breakdown | Up to the cap | Above the cap | Unless caused by misuse, then tenant. |
| Structural, roof, plumbing in walls, ceiling leaks | Yes | Landlord, including damage to your belongings if caused by their delay in fixing. | |
| Pest control | After the first month | First month and pre-existing | Report anything at handover in writing. |
| Damage from misuse or negligence | Yes | Even above the cap. | |
| Fair wear and tear | Yes | Not deductible from the deposit. |
The minor repair cap is commonly S$250 to S$350 per item, and around S$500 on luxury units. Estimates only, not guaranteed, figures may change. Your tenancy agreement governs; read the clause and ask your agent to walk you through it before you sign.
The rule that protects you: if the landlord fails to fix something they are responsible for within a reasonable time after written notice, and it causes further damage, that further damage is on them. The written notice is the key. Send it.
| Issue | First step | Likely cost owner |
|---|---|---|
| Aircon dripping water | Turn it off, put a bucket under it, message landlord with video. Usually a choked drainage pipe. | Servicing fixes it; tenant if servicing was overdue |
| Aircon not cooling | Check filters and the remote mode. If serviced recently, report it. Often a gas leak or compressor issue. | Landlord above the cap, if servicing is documented |
| Water heater not heating | Check the switch and breaker. If it trips repeatedly, stop using it and report. | Tenant up to cap, landlord above |
| Choked sink or toilet | Try a plunger. Do not pour chemicals down a choke without checking the pipe material. | Tenant up to cap |
| Mould on walls or ceiling | Photograph it, improve ventilation, report it. Persistent mould usually points to a leak or condensation from aircon trunking. | Landlord if caused by leak or building issue; tenant if caused by drying clothes indoors with windows shut |
Most Singapore tenancy agreements require quarterly servicing (every three months) by a contractor, with receipts kept as proof. Some allow every four months. Check your TA and calendar it, because a missed cycle is one of the most common deposit deductions.
General servicing is commonly S$25 to S$45 per fan coil unit per visit, with contract packages for a year at a discount. A chemical wash or chemical overhaul is more, often S$80 to S$180 per unit, and is usually only needed when a unit is not cooling or is leaking. Estimates only, not guaranteed, figures may change.
A standard clause that makes the tenant responsible for the first part of any repair cost, typically S$250 to S$350 per item, and around S$500 on luxury units, with the landlord paying the excess above that. It covers wear-and-tear items like a leaking tap, a faulty water heater switch, or a stuck door lock. It does not usually apply to the first 30 days, structural issues, or damage from something the landlord failed to fix.
If regular servicing has been done and the receipts exist, a gas top-up or compressor fault is usually the landlord's cost above the minor repair cap. If servicing was skipped, the landlord can argue neglect and pass the whole bill to the tenant. Service on schedule and keep the receipts.
Commonly the landlord handles pests present at handover and within the first month, and the tenant handles ongoing pest control after that. Check your TA, and report any infestation found at handover in writing on day one.
Usually yes for servicing, as long as they are competent and you keep receipts. For repairs above the cap, some landlords want to use their own contractor or approve the quote first. Ask before booking anything the landlord will be asked to pay for.
Division Director, ERA Realty Network. CEA R003793E. 25 years in Singapore property, leading Keith Tan Associates (KTA) within HexaGroup. Keith and his team handle leasing, expat relocation, TOP handovers, and resale across Singapore's prime districts, and every KTA tenant gets this setup guide as part of the move-in service.
Tenants: tell me your budget, district, and move-in date and I will shortlist units that fit. Landlords: get a free rental assessment and a tenant-ready handover checklist for your unit.
General information only. Not financial or investment advice. Consult a qualified professional. Provider fees, deposits, and timelines are estimates only, not guaranteed, and may change. Always confirm with the provider.