Most tenants read the rent and the dates and sign. The clauses that decide your deposit, your exit, and your repair bills are further down. Here is what each one means, and what to check.
| Clause | What it usually says | What to check |
|---|---|---|
| Security deposit | One month per year of lease, refunded within a set period after handover less agreed deductions. | Refund timeline is stated (14 days to a month is common). Deductions require itemised evidence. |
| Diplomatic clause | Exit after 12 months with 2 months' notice on transfer or job loss, with employer proof. | It is actually in the TA (it is not automatic), and the trigger events are wide enough for your situation. |
| Reimbursement clause | Pro-rated refund of the landlord's agent commission if you exit under the diplomatic clause. | The pro-rating formula is stated and the amount is capped at the actual commission paid. |
| Minor repair clause | Tenant pays the first S$250 to S$350 per repair item, around S$500 on luxury units; landlord pays the excess. | The cap, whether the first 30 days are excluded, and that structural items are excluded. Estimates only. |
| Reinstatement | Return the unit in the same condition as handover, fair wear and tear excepted. | Fair wear and tear is expressly excepted. Any repaint or professional cleaning requirement is stated up front, not implied. |
| Early termination and renewal | Penalties for leaving before the term; an option to renew at market rent with notice. | The renewal notice period (often 2 to 3 months before expiry) and how market rent is set. |
| Occupants, subletting, pets | Named occupants only; no subletting; pets by written consent. | Everyone who will live there is listed. Pet consent is in writing if you have one. |
One test for every clause: can you explain it back to your agent in one sentence? If not, ask. A good agent will walk through the TA line by line before you sign, and it is far cheaper than finding out in month 18.
| Item | Typical position | Notes |
|---|---|---|
| Security deposit | Tenant, held by landlord | 1 month per year of lease is the convention. |
| First month's rent | Tenant, on or before handover | Usually together with the deposit balance. |
| Stamp duty | Tenant | Small percentage of total rent for the term; within 14 days of signing. |
| Landlord's agent commission | Landlord | Do not accept being asked to pay it unless you agreed in writing. |
| Tenant's own agent commission | Tenant, if represented | Agreed before the search starts. |
| Utilities, broadband, mobile | Tenant | In the tenant's name. |
| Aircon servicing | Tenant | Quarterly, with receipts. |
| Property tax, MCST fees, fire insurance | Landlord | Never the tenant's. |
| Contents insurance | Tenant, optional | Landlord's fire insurance does not cover your belongings. |
All positions above are market conventions, not rules. Your tenancy agreement governs. Estimates only, not guaranteed, figures may change.
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The LOI is the tenant's written offer: rent, term, move-in date, deposit, and any requests such as new curtains or a repaint. It comes with a good-faith deposit, usually one month's rent, which becomes part of the security deposit once the tenancy agreement is signed. If the landlord accepts and the tenant then walks away, the good-faith deposit is normally forfeited. If the landlord declines, it is refunded in full. Get the LOI terms right, because the TA is drafted from it.
Market convention is one month's rent per year of lease: one month for a 12-month lease, two months for a 24-month lease. It is held by the landlord, not the agent, and refunded at the end less agreed deductions. Estimates only; your TA governs.
An early termination clause for tenants who are transferred out of Singapore or lose their employment. Typically available on leases of 12 months or more, exercisable after the first 12 months, with 2 months' written notice and proof from the employer. It usually comes paired with a reimbursement clause requiring the tenant to refund a pro-rated share of the agent's commission. It does not cover a change of mind or a better unit elsewhere.
By convention the tenant pays. The duty is a small percentage of the total rent over the lease term (for a standard lease, 0.4 percent of total rent for the term), payable on the IRAS e-Stamping portal within 14 days of signing in Singapore. Late stamping attracts a penalty and an unstamped TA cannot be used as evidence in a dispute. Estimates only, not guaranteed, figures may change.
In most Singapore residential leases the landlord pays their own agent, and a tenant who is represented by their own agent pays that agent. The customary amounts scale with rent and lease length. Confirm in writing who is paying whom before you sign anything. Under CEA rules an agent cannot collect commission from both parties in the same transaction without disclosure and consent.
No. Standard TAs give the landlord a right to inspect with reasonable prior notice (often 24 to 48 hours), and to show the unit to prospective tenants or buyers in the last one to two months of the lease. Outside of emergencies, entry without notice is a breach.
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.