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First Time Tenant Series · Part 7 of 8

From signing to keys: rental handover day for a first time tenant

By Winfred Quek · CEA R073319H · Published 1 September 2026

Facts verified: September 2026 · Sources linked below

Terms are agreed and the legality checks from Part 6 are done. What happens between signing and actually living in the unit is where a lot of first time tenants relax too early. Handover day is administrative, not exciting, and that is exactly why it gets rushed. This part sets out what should happen properly before you unpack a single box.

Stamping the agreement

The tenancy agreement must be stamped with IRAS within 14 days of signing, at 0.4% of the total rent for a lease of 4 years or less. By convention the tenant usually handles this, sometimes through the agent, but confirm who is actually doing it so the deadline does not slip between two people who each assumed the other had it covered. The full mechanics are in the guides to tenancy agreement stamp duty and e stamping a document with IRAS. Keep the stamp certificate with your copy of the signed agreement, it is what makes the document properly usable as evidence if a dispute ever arises.

The handover inventory

This is the single most valuable half hour of the entire process. Walk through the unit together with the landlord or agent, complete and sign an inventory of the furniture and fittings, and take dated photographs of every room and every existing mark or defect, however minor. This record is exactly what protects your security deposit when you eventually move out, since it establishes the condition you actually received the unit in.

Meter readings

Photograph the electricity and water meters at handover, with the reading and the date clearly visible. Without this, it becomes difficult to prove where the outgoing occupant's usage ends and yours begins, and you do not want to be arguing about someone else's electricity bill in your first week.

Setting up utilities

Confirm with SP Group that your account is opened, or the existing account transferred into your name, effective from the handover date. Getting this timing wrong leaves either a gap, where nobody's account covers a period of usage, or an overlap, where you are billed before you actually moved in.

Keys and access

Count every key and access card you receive on the spot, main door, gate, mailbox, and any building or facility card, and test that each one actually works before the agent or landlord leaves. Ask what happens if a card or key is lost during the lease, replacement cost and process, so there is no confusion later.

A practical handover day checklist. Keep copies of everything for the length of the lease.

Once you are in, the lease becomes a living relationship rather than a one time transaction. The final part of this series covers what happens during the lease itself, repairs, servicing, access, renewal economics, and how the deposit actually gets returned at the end.

Frequently asked questions

Who is responsible for stamping the tenancy agreement, the tenant or the landlord?

By convention the tenant usually handles and pays for stamping, though the agent sometimes files it on the tenant's behalf. Either way, the agreement must be stamped within 14 days of signing, and it is worth confirming who is doing it so the deadline does not slip between two people who each assumed the other would handle it.

What should I photograph at handover?

Every room, any existing defect however minor, the furniture and fittings against the inventory list, and the electricity and water meters with the reading and date clearly visible. These photos are your record of the property's condition on day one.

Why do meter readings matter at handover?

Without a recorded reading at handover, it becomes difficult to prove where the outgoing tenant's usage ends and yours begins. A dated photo of the meter protects you from being billed for consumption that was not yours.

When should utilities be in my name?

From the handover or move in date. Confirm with SP Group before or on the day that the account is being opened or transferred into your name, so there is no gap or overlap in billing responsibility between you and the previous occupant.

What should I do if I find a defect right after moving in?

Report it in writing to the landlord or agent within the first few days, referencing your handover photos. Doing this promptly establishes that the defect existed before you moved in, rather than leaving it to be argued about at the end of the lease.

Winfred Quek is an Associate Marketing Consultant at Crestbrick Pte Ltd (CEA Licence L31010886H), advising Singapore landlords and tenants. CEA R073319H. The information on this page is general in nature as at 1 September 2026 and does not constitute legal, tax, or financial advice.