A Singapore tenancy agreement is where the largest avoidable losses of any relocation happen — and it is usually signed under time pressure, in a market that moves in days, by someone who has never read one before. This page is the free version of what to look for.
The clauses that decide the money
| Clause | What's standard in Singapore |
|---|---|
| Diplomatic clause | Break with notice if employment ends. Expect it on any two-year expat lease; its absence is the biggest red flag there is. |
| Security deposit | One month's rent per lease year, plus first month at signing. Two-year lease = three months' cash on signing day. |
| Minor repairs cap | Tenant covers small repairs up to a stated per-incident cap. Open-ended tenant liability is not standard — push back. |
| Aircon servicing | Quarterly by an approved contractor, usually tenant's cost. The most common source of mid-lease disputes. |
| Fair wear and tear | The words "fair wear and tear excepted" should appear. Without them, ordinary ageing becomes your bill. |
| Inventory list | Attached, itemised, and photographed by you on handover day. |
The printable checklist
The Tenancy Red-Flag Checklist puts all eleven clauses on one page with tick-boxes marked Standard ✓ / Push back ▲ / Missing ✖, plus the handover protocol and six questions worth asking before you commit. Work through it in the twenty minutes before you sign, then send anything marked ▲ or ✖ to your agent in one message — before signature, not after. Agents expect this; tenants who ask are treated as serious, not difficult.
Local-practice guidance from an experienced tenant-side local — not legal advice. For genuinely complex disputes, use a lawyer.
Get the Red-Flag Checklist → Or have your lease read for you →Instant download · credited in full against the Lease Sanity Check, where the agreement is read and flagged for you within 48 hours.
Frequently asked questions
What is a diplomatic clause in a Singapore lease?
A clause letting you terminate early with notice if your employment ends or you're posted out of Singapore — commonly exercisable after twelve months with two months' notice. On a two-year expat lease it is close to non-negotiable, and its absence is the single biggest red flag in a Singapore tenancy agreement.
How much deposit is normal for renting in Singapore?
One month's rent per year of lease, plus the first month's rent at signing. A two-year lease on a SGD 5,500 property therefore requires roughly SGD 16,500 in cash on signing day. It is refundable, but it must exist — this is the number arrivals most often fail to budget.
What should I check before signing a Singapore tenancy agreement?
Eleven things: the diplomatic clause, deposit structure, minor-repairs cap (open-ended tenant liability is a red flag), aircon servicing terms, stamp duty responsibility, 'fair wear and tear excepted' wording, an attached inventory list, early-termination penalties, landlord access notice, final-month viewing terms, and who pays which agent.
How do I protect my rental deposit in Singapore?
On handover day: photograph every room wide and close, photograph every existing defect specifically, test and record all appliances, photograph meter readings, and email the full set to agent and landlord the same day. Most disputed deposits are lost on handover day, not at the end of the lease.