Before You Sign: The Essential Singapore Viewing Checklist

You don’t need to be a contractor to do a solid rental viewing. You just need a plan, a phone flashlight, and the confidence to test things. This guide walks you through what to do before, during, and after a viewing in Singapore. It covers basic legality checks, common red flags, and the small gotchas that can cost you comfort or money later.

Before you go

• Shortlist with your real needs: commute, budget ceiling, minimum space, pet rules, air-con in bedrooms, and move-in date.
• Bring: phone (for photos and compass), small charger, tissue, a light tote to test washing machine load, and a notepad app.
• Time your viewing when the unit’s likely to show its “true” self. If you’re sensitive to heat, try late afternoon to gauge possible west sun and neighbourhood noise at busier hours. Helpful first-timer threads often mention testing for noise and sun during non-quiet periods. ¹

First 90-second scan (curb to door)

• Stairs, lift, corridor: smells, clutter, water stains on ceilings, and noise level.
• Common-area rules posted near lifts hint at how strict or lax the estate is. Condos operate under MCST by-laws that govern things like renovation and move-in windows; always ask to see the current by-laws or circulars. ²

The viewing checklist (tap, twist, listen, sniff)

Use this quick table as your route through the unit:

Tip: take photos of every issue; they later become part of your inventory checklist and can be annexed to the tenancy agreement. A quick video sweep also helps establish baseline condition. ⁶

Condo/HDB rules that can surprise you

• MCST by-laws: These house rules govern move-in bookings, renovation/delivery hours, use of common areas, and noise windows. Ask for current by-laws or condo circulars before you commit. ²
• HDB eligibility & non-citizen quota (whole-flat rentals): If renting an HDB whole flat and any tenant is a non-Malaysian non-citizen, the HDB Non-Citizen Quota applies at neighbourhood and block levels. Clarify how the owner checked this and how your authorised-tenant registration will be handled. ^{7 3}

Questions worth asking (and noting the answers)

• Who handles repairs and what is the expected response time?
• What are the utility caps (if any) and who holds the SP/City Energy accounts? If you’re taking the whole unit, you may need to open a utilities account. ⁸
• Is there a professional air-con servicing schedule during the lease?
• Any known recurring issues: water seepage, pests, noisy neighbours, or planned building works?
• Move-in logistics: lift booking, access cards, and any blackout days tied to estate rules. ²

Smart viewing flow (30–45 minutes)

1. Outside-in scan (2–3 min): estate vibe, corridors, smells, noise.
2. Living/dining (5 min): sockets, windows, walls.
3. Kitchen (8–10 min): water, gas/induction, fridge, washer.
4. Bedrooms (8–10 min): air-con, closets, traffic or playground noise.
5. Bathrooms (5–7 min): hot water, drainage speed, leaks, ventilation.
6. Final Q&A (5 min): by-laws, repairs, inventory list, next steps.

Red flags to slow down or walk away

• Landlord or agent is vague about HDB authorised-tenant registration for a room/flat, or can’t explain whole-flat quota checks. ^{3 7}
• Strong musty smell, swollen skirting, or visible mold patches in corners and wardrobes. ⁶
• Air-con doesn’t cool within a few minutes, or there’s visible dripping during the viewing. ⁴
• Refusal to share or acknowledge condo by-laws that affect move-in or deliveries. ²

After the viewing

• Message a short summary within the same day, listing any items you’d like fixed or clarified.
• If serious, ask for a second look at your “peak risk” time (for sun/noise).
• Request the inventory list and make sure photos or a video are annexed to the tenancy agreement. ⁶

If you follow a simple tap, twist, listen, sniff routine, you’ll cover 80% of what trips renters up. You’re not inspecting perfection. You’re checking that the home fits your daily life, your budget, and your comfort.

References