Move-In Condition Reports and Inventory Lists: How to Protect Your Rental Deposit in Singapore

In Singapore, a security deposit is normally one month’s rent for each year of the lease, capped at around two months. It is real money — and most disputes over getting it back come down to a single question: what condition was the home in when you moved in? A signed inventory list and a set of dated move-in photos are the cheapest insurance you can buy against an unfair deduction.

What is an inventory list?

An inventory list is a schedule attached to the tenancy agreement that records every item the landlord provides — furniture, appliances, fixtures and fittings — and their condition. At move-in, both parties should walk through the home together and sign it off. At move-out, the landlord checks the property against the same list, and anything missing or damaged beyond fair wear and tear can be deducted from your deposit.

Beyond furniture, a thorough handover record also captures utility meter readings, the number of keys and access cards you receive, and the agreed contact point for repairs. These small details prevent end-of-lease arguments over unpaid bills, replacement card charges or who was responsible for a fault.

How to document condition at move-in

Treat the first few days of a new lease as evidence-gathering. The goal is a clear, dated record that you and the landlord agree on, so there is nothing to argue about a year later.

• Walk through the home within the first few days, before you settle in.
• Take dated photos and video of every room, including existing marks, stains and scratches.
• Note each defect in writing and send it to the landlord or agent so it is on record.
• Test the appliances, taps and air-conditioning, and flag anything faulty immediately.
• Check the property against the inventory list and correct anything that does not match.
• Return a signed, annotated copy and keep one for yourself.

What can and cannot be deducted

At move-out and reinstatement

Most leases require you to reinstate the home to its original condition, fair wear and tear excepted — cleaned, with any approved alterations reversed. Deposits are typically refunded within about 14 days of handover, less any itemised deductions. If you documented the property well at the start, you can challenge a deduction with evidence rather than memory.

How much is a rental deposit in Singapore?

The market norm is one month’s rent per year of lease, commonly capped at two months. A managed home with transparent, no-agent-fee terms makes those costs easier to understand up front.

What if my landlord will not return my deposit?

Ask for an itemised list of deductions and respond with your move-in evidence. If it cannot be resolved, residential tenancy disputes for leases of up to two years can be heard by the Small Claims Tribunals. Choosing a fully furnished, managed home reduces this risk: Figment’s all-inclusive co-living and wider co-living in Singapore come move-in ready with documented furnishings.