By Winfred Quek · CEA R073319H · Published 28 October 2026
Facts verified: 28 October 2026 · Sources listed below
When you rent out a condo unit, two sets of rules apply. The first is between you and your tenant. The second is between your unit and the management corporation, the MCST, that looks after the common property. Landlords often hear requests from the MCST or its managing agent, such as tenant forms, access cards or moving in bookings, without knowing which of them rest on law and which are a matter of that development's own rules. This page separates them, using the statute and official guidance. It is general information, not legal advice, and it does not replace reading your own development's by laws.
The law, and its current name
The Act that governs condo management was long called the Building Maintenance and Strata Management Act 2004, or BMSMA. On Singapore Statutes Online it now appears as the Building (Strata Management) Act 2004, shown as the current version as at 28 October 2026. BCA's Strata Management Guides still use the old name in their text, so you may see both. Section 32 deals with by laws for common property, and section 63 sets out duties of subsidiary proprietors, lessees and occupiers.
Source: Singapore Statutes Online, Building (Strata Management) Act 2004, AGC, sso.agc.gov.sg Building (Strata Management) Act 2004, checked 28 October 2026.
Where an MCST's power to make rules comes from
Every parcel in a strata title plan is regulated by by laws. Some are prescribed by regulations and apply to every MCST. An MCST may add its own, by special resolution, to control and manage the use or enjoyment of the parcel. Section 32(3) lists purposes that include safety and security measures, the keeping of pets, parking, behaviour and architectural guidelines, plus any other matters appropriate to the type of strata scheme. The MCST's additional by laws must not be inconsistent with the prescribed ones.
BCA's by laws guide, first published in November 2022, adds the practical detail. A special resolution needs at least 21 days written notice of the motion and the support of subsidiary proprietors representing 75% of the share value of the valid votes cast at the general meeting. The MCST must then lodge the by law with the Commissioner of Buildings within 45 days of passing the resolution. Under section 32(4), a by law has no force or effect until it has been lodged.
You are also entitled to see the rules. The MCST must keep a record of the by laws in force, display them on its notice board, make them available for viewing at its office, and on written application from a subsidiary proprietor supply a copy for a fee that is not more than the prescribed amount.
Source: Singapore Statutes Online, Building (Strata Management) Act 2004, section 32, AGC, sso.agc.gov.sg section 32, checked 28 October 2026. Source: BCA, Strata Management Guide 10: By Laws (first published November 2022), BCA, bca.gov.sg strata management guides, checked 28 October 2026.
How the by laws reach your tenant
Section 32(6) says the by laws bind the MCST, the subsidiary proprietors and any mortgagee in possession, lessee or occupier of a lot, as if each had signed them. Section 32(7) adds that a lease of a lot is deemed to contain an agreement by the lessee to comply, and section 32(12) says a lease includes a tenancy agreement. So your tenant is bound whether or not your tenancy agreement says so.
Section 63 separately says a subsidiary proprietor, lessee or occupier must not use or allow the lot to be used so as to cause a nuisance or hazard to the occupier of another lot, or interfere unreasonably with other people's use of the common property. It applies to your tenant as much as to you.
Even so, it is sensible to write the point into the tenancy. CEA's tenancy agreement template for private residential property includes a clause, 5.3, under which the tenant must ensure that the tenant and the occupiers comply with the rules, regulations and by laws imposed on occupiers of the building by the Management Corporation or other bodies. The template is a guide, not compulsory.
Source: Singapore Statutes Online, Building (Strata Management) Act 2004, sections 32 and 63, AGC, sso.agc.gov.sg section 63, checked 28 October 2026. Source: CEA, Renting or renting out a private residential property (Tenancy Agreement Template, version 1.3, 11 March 2024), CEA, cea.gov.sg private rental page, checked 28 October 2026.
What landlords are commonly asked for, and what the sources say
| Request | What the official sources say | What to do |
|---|---|---|
| Tenant registration or notification | URA says private tenants need not be registered with URA, and tells owners to check MCST by laws for any registration rule. | Read the by laws, then submit what they require |
| Access cards and visitor passes | The Act lists safety and security measures as a by law purpose. I found no section or BCA guide that lists access cards by name. | Ask for the written rule and any fee |
| Moving in or out booking | Not listed in the Act or the BCA guide I read. BCA says house rules may cover only common property. | Ask for the written rule and who pays |
| Fines for a breach | BCA says MCs cannot impose fines or forfeit deposits paid, and should not make by laws providing for them. | Query any fine notice in writing |
| Recovering costs | BCA says MCs may recover administrative fees to compensate for costs incurred because of a breach. | Ask what the cost is and how it was worked out |
| Short term letting | URA says it is illegal and tells MCSTs they can screen visitors seen carrying luggage and note unit and entry and exit dates. | Expect more questions on guests, and keep stays at three months or more |
Source: URA, Renting Property, URA, ura.gov.sg renting property, checked 28 October 2026. Source: URA, Short Term Accommodation, URA, ura.gov.sg short term accommodation, checked 28 October 2026. Source: BCA, Strata Management Guide 10: By Laws, BCA, bca.gov.sg strata management guides, checked 28 October 2026.
Whether a given development's access card or moving in rule is valid depends on how it was made, since a by law must have been passed by special resolution and lodged. A house rule can cover only the common property. I cannot judge a particular development's rule from here, so if one looks heavy handed, ask the managing agent which by law it rests on.
What an MCST cannot do
- Block a lease. Section 32(9) says no by law made under that section or section 33 is capable of operating to prohibit or restrict the devolution of a lot or a transfer, lease, mortgage or other dealing of a lot. Whether a particular notification requirement or fee amounts to a restriction is a legal question, so take advice if you are in a dispute. This does not make short term letting lawful, which URA prohibits separately.
- Fine or forfeit. Per BCA, MCs cannot impose fines or forfeit deposits paid.
- Ban facilities. Per BCA, MCs have no power to ban subsidiary proprietors from using the facilities in the development unless the MC applies for and obtains a court order.
- Enforce an unlodged by law. Under section 32(4) a by law has no force until it is lodged with the Commissioner.
What an MCST can do is write to the owner or occupier, require compliance in a formal written notice, and if the issue persists, apply to the Strata Titles Board or the court for an order. The court route is also open to a lessee or occupier under section 32(10).
If a rule looks beyond the MCST's power
BCA says concerns about the validity and appropriateness of by laws can be raised at the next general meeting or by applying to the Strata Titles Boards. Section 106 lets a Board declare a by law invalid if it considers the MCST did not have the power to make it, on application by a person entitled to vote at a meeting. That is typically the owner, so a tenant who objects should raise it with you.
Source: Singapore Statutes Online, Building (Strata Management) Act 2004, sections 32 and 106, AGC, sso.agc.gov.sg section 106, checked 28 October 2026. Source: BCA, What to know as a condo owner, BCA, bca.gov.sg what to know as a condo owner, checked 28 October 2026.
An illustration with assumed facts
The facts are invented. Suppose a development's by laws, lodged and in force, require owners to give the managing agent the tenant's contact details within seven days of a tenancy starting. That is a requirement you should follow. Now suppose the managing agent also posts a notice saying a $300 charge is levied on any tenant who damages a lift pad. On BCA's statement, the MCST cannot impose a fine, but it may recover an administrative fee for the cost it actually incurred from a breach. The sensible reply is a written request for the by law it relies on and a breakdown of the cost. The point is to know which request rests on a by law and which does not.
A landlord's short checklist
- Get a copy of the by laws in force and the house rules, and ask the managing agent for the tenant forms.
- Keep the tenancy at three months or more per occupant, in line with URA's rules, and check occupancy limits.
- Put a by law compliance clause in the tenancy agreement and attach the rules.
- List access cards and keys in the handover. CEA's template annex asks the tenant to account for keys and access cards at the end of the tenancy.
- Reply in writing to any fine or fee notice and ask for the legal basis.
For the day to day side of renting out, see the first time landlord checklist, and for works approvals see condo renovation approval and condo pet policy rules.
Frequently asked questions
Can the MCST stop me from renting out my condo unit?
Section 32(9) of the Building (Strata Management) Act 2004 says no by law is capable of operating to prohibit or restrict a lease of a lot. That does not make short term letting lawful, as URA prohibits stays under three consecutive months in private homes. Take legal advice if you are in a dispute.
Does my tenant have to follow the condo by laws?
Yes. Section 32(6) says the by laws bind a lessee or occupier as if they had signed them, and section 32(7) deems a lease to contain the tenant's agreement to comply. A tenancy agreement counts as a lease under section 32(12).
Can the MCST fine my tenant or keep a deposit?
BCA's guide says MCs cannot impose fines or forfeit deposits paid, and cannot ban owners from facilities without a court order. It says they may recover administrative fees to cover costs incurred because of a breach, so ask for the basis of any charge.
Who can challenge a by law that goes too far?
BCA says concerns can be raised at the next general meeting or by applying to the Strata Titles Boards. Under section 106 a Board may declare a by law invalid if the MCST had no power to make it, on application by a person entitled to vote at a meeting.
Renting out a condo and want to get the MCST side right?
Tell Winfred which development your unit is in and what the MCST has asked for, and he will talk you through what to check before your tenant moves in. General information only.
Ask Winfred on WhatsApp Book a free 30 minute callWinfred Quek, CEA R073319H, Crestbrick Pte Ltd (L3010886H). General information as at 28 October 2026, not legal, financial, tax or property advice. Rules are from the Building (Strata Management) Act 2004, BCA, URA and CEA pages checked on that date and may change. The example uses assumed facts. Your development's own by laws govern what applies to you.