The deposit is decided by two folders of photos, yours from move-in and the landlord's from move-out. This is the two-month plan that makes the joint inspection short and the refund clean.
Do this once: walk the unit with your move-in photos on your phone, room by room, and note anything that changed. That list is your reinstatement to-do, and it is also your defence at the inspection.
| Step | What to do | Why |
|---|---|---|
| Meter readings | Photograph electricity, water, and gas meters with the date. | Your final bills stop here. |
| Walk every room together | Compare against move-in photos and the inventory. Agree any deductions on the spot. | Deductions agreed in person are smaller than deductions argued by email. |
| Hand over keys, cards, remotes | Count them against the inventory. Get a written acknowledgement. | Missing cards are a common deduction. |
| Receipts | Cleaning, aircon, curtains, any repairs. | Proof of reinstatement. |
| Confirm the refund | Amount, deductions, and the date it will be paid, in writing before you leave. | Starts the clock the TA sets. |
| Photograph the empty unit | Every room, the same way as move-in. | Your evidence if a deduction appears later. |
| Account | When | How |
|---|---|---|
| SP Services | Termination effective the day after handover | SP app or website. Final bill deducts from your SP deposit; the balance is refunded to you. Give a forwarding address or bank details. |
| Broadband | Notice 30 days ahead; termination or relocation on handover day | Return loaned equipment; leave the ONT. |
| Condo | Move-out form and lift booking a week ahead | Return access cards and car park label; collect the moving deposit refund. |
| Redirection from handover day | SingPost redirection service, plus update bank, employer, MOM or ICA, and subscriptions. | |
| Contents insurance | Cancel or transfer to the new address | Do not leave it running on an empty unit. |
KTA tenants: we attend the final inspection with you, bring the move-in file, and agree the deductions in the room. Most of our tenants get the full deposit back within the TA's stated window.
Most tenancy agreements state a refund window after the final handover, commonly 14 days to one month, less agreed deductions. If the TA is silent, a reasonable period applies. Push for the joint inspection on the handover day itself so deductions are agreed on the spot rather than by email afterwards.
Unpaid rent or bills, damage beyond fair wear and tear, missing inventory items, un-serviced aircon, cleaning if the unit is returned dirty, and any reinstatement the TA requires (for example removing fixtures you installed). They cannot deduct for fair wear and tear, or for defects that were recorded at your move-in walkthrough.
Only if the tenancy agreement says so, or if you painted it a different colour or damaged the walls beyond normal marks. Standard fair wear and tear includes minor scuffs and picture hook holes that are filled. Check the reinstatement clause; do not assume either way.
Many TAs require the unit to be returned professionally cleaned, with curtains dry-cleaned and aircon serviced, receipts provided. Even where it is not required, a professional clean is usually cheaper than a cleaning deduction argued by the landlord.
First, respond in writing with your handover photos and inventory, and ask for an itemised list of deductions with evidence. If it cannot be resolved, the Small Claims Tribunals hear tenancy deposit disputes for residential leases within the tribunal's claim limit and lease-length rules, for a modest filing fee. Your move-in evidence folder is what decides these cases. Check the State Courts website for the current limits and process.
Only under the diplomatic clause (transfer or job loss, after the minimum period, with notice and proof), by negotiating a replacement tenant with the landlord's consent, or by paying the early termination penalty in the TA. Talk to your agent early; landlords are more flexible when given time to find a replacement.
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.