Don’t Lose Your Deposit

If you’re renting in Singapore, the security deposit sounds simple: you pay it at the start, and you get it back at the end if there’s no issue. In reality, it’s where many disagreements happen. This guide explains typical amounts, what landlords can deduct, what counts as fair wear and tear, how to protect yourself, and your options if the refund is delayed or disputed.

How much is a typical deposit?

In practice, many residential leases set the deposit at one month’s rent per year of lease (one month for 12 months; two months for 24 months). There’s no statute fixing the amount; it’s conventional and negotiated in the Tenancy Agreement (TA). Law-firm explainers and guides reflect this practice.¹

When it’s paid: usually at or just before TA signing, together with first month’s rent on handover. Stamp duty on the TA is separate and paid to IRAS shortly after signing; keep the certificate.^{2 3}

What can the landlord use it for?

The deposit is meant to cover losses from a tenant’s breach, for example unpaid rent, utilities shortfall, or repairs for damage beyond fair wear and tear—as specified in your TA.⁴ It isn’t for routine upkeep or upgrading.

Your TA should also state a return window after handover so the landlord can verify the unit condition and settle closing bills. Many contracts set this between 7 and 30 days; the exact figure is a contractual term, not a statute. Law-practice notes and industry guides recommend that the refund timeline be explicit.

Fair wear and tear vs damage

• Fair wear and tear: natural deterioration from careful, ordinary use (e.g., light wall scuffs, mild fabric wear, slight paint fade). Tenants are generally not liable for this.⁵
• Damage: avoidable harm or neglect (e.g., smashed tiles from impact, burns, pet scratches on doors). Deductions may be justified.

If deductions are proposed, ask for an itemised list with invoices or quotes. Community advice consistently recommends insisting on documentation and keeping your own evidence.^{6 7}

Common deductions (what’s usually reasonable vs questionable)

Tip: If your TA requires professional cleaning or air-con servicing on exit, book it and keep receipts. It removes an easy deduction.

Protect yourself from day one

1. Document everything at handover. Take timestamped photos and a video walkthrough of every room, ceiling to floor, including appliances, inside cabinets, and windows. Forum advice is blunt: take “hundreds” of photos and keep them organised.⁶
2. Inventory checklist. If given an inventory, go line by line. Add photos and countersign any defects noted.
3. Clarify cleaning and servicing in the TA. If the TA says “return in professionally cleaned condition,” keep that receipt on exit.
4. Fix minor issues early. Tighten loose hinges, replace blown bulbs, report problems in writing. Small preventive steps avoid bigger, costlier disputes.
5. Confirm the deposit return timeline in the TA. Make sure the number of days is clear.

On move-out day

• Handover clean and empty. Remove all belongings and rubbish; do end-state photos and a final walkthrough video.
• Return all keys, cards, access fobs. Note the count in writing.
• Compile receipts. Final utilities, professional cleaning, servicing, and any approved repairs.
• Request the refund in writing, citing the TA return window and attaching your handover evidence.

If your deposit is delayed or disputed

Start with calm documentation. Ask for an itemised deduction list and supporting invoices. If you still disagree:

1. Negotiate: Share your check-in/out photos and receipts. Propose a fair number and set a reply date.
2. Letter of demand (LOD): A short, formal letter that sets out your claim and deadline can prompt resolution without litigation.⁸
3. Small Claims Tribunals (SCT): Suitable for many residential tenancy disputes where the lease does not exceed 2 years and the claim is up to S$20,000 (or S$30,000 with a Memorandum of Consent signed by both parties).^{9 10} You file through the Community Justice and Tribunals System (CJTS) and upload evidence like the TA, IRAS stamp-duty certificate, invoices, and photos.¹¹ Claims generally must be filed within 2 years of the event that gave rise to the claim.¹⁰
   • Independent consumer bodies outline similar limits and timelines.¹²

Reality check: Forum experiences vary. Some tenants resolve matters quickly once they present their photos and receipts. Others need SCT filings to recover funds. A tidy paper trail changes the tone fast.⁷

Quick answers to common worries

• “Light wall scuffs. Can they charge full repaint?” Light scuffs are usually wear and tear. A full repaint may be excessive unless the damage is significant; ask for quotes and negotiate proportionately.⁵
• “Do I get interest on the deposit?” Typically no. Deposits are commonly returned without interest.
• “Landlord wants premium replacements.” Liability is usually to restore to like-for-like, not to fund betterment or upgrades.⁴
• “Is stamp duty part of the deposit?” No. Stamp duty is a separate tax on the TA payable to IRAS; keep the certificate.^{2 3}

References