Handover day is the only day your evidence is free. After that, every scratch is a negotiation. This is the checklist KTA runs with every tenant, from stamping the agreement to the first week in the unit.
Allow at least 60 to 90 minutes. Bring a phone with plenty of storage, a charger to test power points, and the inventory list. Do the walkthrough before the movers arrive so the unit is empty and every surface is visible.
Then put it in writing the same day. Send the completed inventory, all photos, and the meter readings to the landlord and agent in one email or a shared folder, and ask for a one-line acknowledgement. That acknowledgement is what protects your deposit 12 or 24 months later.
| Task | Why it matters | Who to contact |
|---|---|---|
| Resident registration with the condo | Access cards, visitor system, and car park labels are only issued to registered residents. | Management office |
| Car park season parking (if you drive) | Most condos allot one lot per unit; extra lots need approval and a monthly fee. | Management office |
| Aircon servicing | Sets a clean baseline and starts the quarterly cycle your TA requires. Keep every receipt. | Any licensed aircon contractor |
| Report late-found defects in writing | Most TAs give a window to report existing defects without liability. Silence reads as acceptance. | Landlord and agent |
| Contents insurance | The landlord's fire insurance covers the building, not your belongings. | Any general insurer |
| Mail redirection and address updates | Bank, employer, MOM (for pass holders), and the ICA address update within the required window. | SingPost, ICA, MOM, employer |
| Broadband installed and tested | Test Wi-Fi in the furthest bedroom before the technician leaves. | Your provider |
| Meet the neighbours and the security team | They are the ones who receive your parcels and let your guests in. | Yourself |
Every tenancy agreement is different, but these are the market-standard positions in Singapore. Always read your own TA, and ask before assuming.
| Item | Usually tenant | Usually landlord |
|---|---|---|
| Utilities, broadband, mobile | Yes, in the tenant's name | |
| Stamp duty on the TA | Yes, by convention | |
| Quarterly aircon servicing | Yes, with receipts | |
| Minor repairs under the TA's cap (often S$250 to S$350 per item, around S$500 on luxury units, estimates only) | Yes, the first S$ up to the cap | Amount above the cap |
| Major repairs, structural, wear and tear | Yes | |
| Property tax, MCST maintenance fees, fire insurance | Yes | |
| Condo move-in deposit and lift booking | Yes, refundable | |
| Reinstatement at end of lease (fair wear and tear excepted) | Yes |
By market convention the tenant pays, unless the tenancy agreement says otherwise. It must be stamped on the IRAS e-Stamping portal within 14 days of signing if signed in Singapore. Late stamping attracts penalties, and an unstamped agreement cannot be used as evidence in a dispute.
Most MCST-managed condos require a move-in form submitted to the management office a few working days ahead, a refundable deposit (often S$500 to S$1,000, estimates only) to cover damage to lifts and common areas, and a booked time slot for the lift. Your agent or the landlord can get the form; some condos let the tenant submit it directly.
Very. Every item of furniture and appliance, its condition, and photos of every existing scratch, stain, chip, or crack, timestamped and shared with the landlord in writing on handover day. This is your evidence at the end of the lease. Most deposit disputes come down to whose photos are better.
Most tenancy agreements give a short window (commonly 7 to 30 days) to report defects that existed at handover without liability. Report them in writing with photos as soon as you find them, even if the window has passed. Silence is read as acceptance.
Check the tenancy agreement. Most allow small nails and picture hooks with reinstatement on exit. Painting, drilling into tiles, or removing fixtures usually needs written landlord consent. Ask first; it is much cheaper than making good later.
Almost always yes. Standard Singapore tenancy agreements require the tenant to service the aircon quarterly through a contractor and keep the receipts. Failing to do so is one of the most common reasons landlords deduct from deposits.
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.