Tenant Rights and Responsibilities in Singapore

Singapore does not have a single “tenancy law” that spells out every right and duty. Instead, your relationship with your landlord is governed mainly by the tenancy agreement you sign, supported by common law. That makes reading your contract carefully more important here than in many other countries. This guide explains what you can reasonably expect — and what is expected of you — whether you rent a room, a whole flat, or a coliving home.

What you can expect as a tenant

• Quiet enjoyment of the home — your landlord cannot enter without reasonable notice, except in a genuine emergency
• Return of your security deposit at the end of the lease, less fair deductions set out in the TA
• Repairs and maintenance as agreed in the contract, with major and structural repairs usually the landlord’s responsibility
• A home that matches what was agreed, including the inventory of furnishings

What your landlord expects of you

• Pay rent on time and cover the minor-repairs threshold in your TA, often a fixed amount per repair
• Keep within the occupancy cap: up to six unrelated people, or up to eight in a private home of at least 90 sqm that the owner has registered with URA — a relaxation extended to 31 December 2028
• Not sublet or run unauthorised short-term stays: letting a private home for under three months is a Planning Act offence — first-time cases usually draw composition fines, while repeat or multi-property offenders face prosecution and fines of up to S$200,000 per charge
• Return the home in good condition, fair wear and tear excepted

Rent increases and renewals

Singapore repealed the Control of Rent Act in 2001, so there is no rent control on private housing and no statutory cap on increases. In practice this cuts both ways: your rent is fixed for the term of your lease, and a landlord can only change it when the lease is renewed — and only by agreement. If a proposed figure does not work for you, you are free to renegotiate or move. Locking in a longer lease, or choosing an all-inclusive coliving home for professionals, is one way to keep costs predictable.

If something goes wrong

Most disputes — an unreturned deposit, a disagreement over repairs — can go to the Small Claims Tribunals, which hear residential tenancy claims for leases not exceeding two years. The limit is S$20,000, or S$30,000 if both sides sign a Memorandum of Consent, and you must file within two years of the issue arising. You do not need a lawyer. Keep your TA, inventory report and payment records — documentation is what wins these cases.

Can my landlord raise the rent during my lease?

No. Unless your agreement contains a specific review clause, the rent stays fixed until the term ends. Increases are negotiated at renewal.

Can my landlord keep my whole deposit?

Only for reasons allowed in the TA, such as unpaid rent or damage beyond fair wear and tear. Blanket forfeiture is not permitted, and the Tribunals can order a refund. For professionally managed homes where these terms are clear from day one, explore Figment’s shophouse homes, three-month rental options or a monthly serviced stay.