By Winfred Quek · CEA R073319H · Published 28 October 2026
Facts verified: 28 October 2026 · Sources listed below
Aircon and electricity are the most common argument in a shared home, usually because nobody wrote down who pays what. This page does two jobs. First, it shows what the CEA tenancy agreement templates actually say about utilities and air conditioning, so you know the starting point. Second, it uses the current SP Group electricity tariff to run a small aircon cost calculation with assumed usage, so you can see how a monthly figure is built and negotiate with numbers. It does not give an average aircon bill, because no official average exists for a room, and it does not tell you what to agree. For the account and deposit side, see the utilities transfer guide.
What the CEA tenancy templates say
CEA publishes recommended tenancy agreement templates for private residential property and for HDB flats. Both are version 1.3, updated 11 March 2024, and both say use of the template is not mandated: parties can negotiate their own terms. The templates are written for a lease of a whole home. They do not contain a clause that splits utilities between a landlord and a room tenant. That part you have to draft yourself.
Here is what they do say:
- Utilities. Clause 2.3 in each template says the tenant agrees to pay all charges for the supply of water, electricity, gas and any water borne sewerage system, including GST. In a whole unit lease the tenant therefore pays the bills for the whole home.
- Aircon servicing. The template says the tenant takes up a service contract with a qualified air conditioning contractor, to service the units at least once every 3 months at the tenant's expense, and sends a copy of the contract to the landlord within 30 days of the term starting. Receipts must be produced on request at the end of the term.
- Aircon breakdown. The landlord is responsible for any breakdown, repair and replacement of parts and chemical cleaning, unless the breakdown is due to the tenant's negligence or non maintenance, in which case the tenant is fully responsible.
- Minor repairs. The tenant pays minor repairs and replacement of expendable items, including electrical appliances, so long as the cost per item per incident is within an amount the parties fill in. See the minor repair clause guide.
- Moving out. The end of tenancy checklist says the tenant should not terminate the utilities accounts, because electricity and water are needed to check that appliances and taps work. The landlord applies to close the accounts after the joint inspection.
Source: CEA, Tenancy Agreement Template for Private Residential Property, version 1.3, updated 11 March 2024, checked 28 October 2026. isomer-user-content.by.gov.sg/71/60052678-1592-4904-b443-3269a655e0de/Tenancy%20Agreement%20Template%20for%20Private%20Residential%20Property.pdf
Source: CEA, Tenancy Agreement Template for HDB Flats, version 1.3, updated 11 March 2024, checked 28 October 2026. isomer-user-content.by.gov.sg/71/e53bfeea-8a5e-4f0e-ac46-9b20ba12c71e/Tenancy%20Agreement%20Template%20for%20HDB%20Flats.pdf
Source: CEA, Renting or renting out a private residential property (template page), checked 28 October 2026. www.cea.gov.sg/consumers/transacting-on-your-own/renting-or-renting-out-a-private-residential-property/
Why room rentals need their own wording
When you rent a room and the owner or a main tenant stays in the home, the template default does not fit. There is usually one meter and one account for the whole home, several people using it, and aircon units that may belong to one bedroom or be shared. These are the arrangements people write down. This is a list of options, not a survey of what the market does.
| Arrangement | How it works | Watch out for |
|---|---|---|
| Included in rent | A flat monthly rent covers utilities up to the agreed limit | Fix the limit in writing, and what happens above it |
| Fixed monthly utilities charge | A set sum on top of rent, for example per room | Review it if bills change, say how often |
| Share of the actual bill | The bill is divided by an agreed rule, such as per person or per room | Agree how to show the bill, and the due date |
| Aircon charged separately | Room aircon use is priced apart from the base utilities | Agree how usage is measured or estimated |
Two clauses matter more than the headline. First, who pays servicing and repairs for each aircon unit, because the template puts servicing on the tenant and breakdowns on the landlord, and a shared unit blurs that. Second, what happens if the amount is disputed: who shows the bill, and how soon. The roommate agreement guide covers shared liability when several people sign.
The current SP Group electricity tariff
SP Group shows an electricity tariff of 31.16 cents per kWh including GST, which is 28.59 cents per kWh before GST, effective 1 October to 31 December 2026. SP Group says electricity tariffs are regulated by the Energy Market Authority and revised quarterly. The four components of the Q4 2026 tariff before GST are the market administration and power system operation fee (0.08 cents), the market support services fee (0.23 cents), network costs (6.10 cents) and energy costs (22.18 cents). The tariff changes every quarter, so redo the sum with the figure on the SP Group page when you sign. Households that buy from an electricity retailer in the open market may pay different rates, which the retailer's bill will show.
Source: SP Group, Tariff information (Q4 2026 electricity tariff, effective 1 October to 31 December 2026), checked 28 October 2026. www.spgroup.com.sg/our-services/utilities/tariff-information
Illustrative aircon calculation with assumed usage
Every number in this section except the tariff is an assumption chosen for the example. It is not an average, not a measurement, and not a forecast. Real units cycle on and off, so the average draw while running depends on the unit, the room, the set temperature and the weather. The formula is simple: kilowatts, times hours, times days, gives kWh, and kWh times the tariff gives dollars.
Assume one room aircon with an average electrical draw of 1.0 kW while it is running, used 8 hours a night for 30 nights. That is 1.0 x 8 x 30 = 240 kWh. At 31.16 cents per kWh including GST, that is 240 x $0.3116, about $74.78 for the month.
The table changes one assumption at a time so you can see which one moves the result most.
| Assumed draw | Hours a night | Nights | kWh | Cost at 31.16 cents |
|---|---|---|---|---|
| 1.0 kW | 4 | 30 | 120 | $37.39 |
| 1.0 kW | 8 | 30 | 240 | $74.78 |
| 1.0 kW | 12 | 30 | 360 | $112.18 |
| 0.7 kW | 8 | 30 | 168 | $52.35 |
| 1.3 kW | 8 | 30 | 312 | $97.22 |
The hours matter as much as the unit. Doubling the hours doubles the cost, which is why a flat charge per room can feel unfair to a light user and generous to a heavy one. If you want something more precise than an assumption, check the unit's energy label for its rated power, or plug a measuring meter in for a week and use the readings. The figures above also exclude the rest of the room's electricity and water, which are separate lines.
From the owner's side, utility bills you pay on behalf of a tenant and are not reimbursed for are listed by IRAS as allowable against rental income, while amounts the tenant reimburses are not. See the rental income tax guide before you decide how to structure the charge.
Clauses worth writing down
- Which utilities are included, and the monthly limit or charge.
- How bills are shown, and by what date a share is paid.
- Who services each aircon unit, how often, and who keeps the receipts.
- Who pays for a breakdown, and what counts as negligence or non maintenance.
- Whether the account stays in the owner's name, and who closes it at the end.
Frequently asked questions
Who pays utilities in a CEA tenancy template?
Clause 2.3 of both CEA templates says the tenant pays all charges for the supply of water, electricity, gas and sewerage, including GST. The templates are for a whole home, are not mandated, and have no clause for splitting costs with a room tenant.
Who pays for aircon servicing and repairs?
The CEA templates have the tenant service the aircon at least once every 3 months at the tenant's expense. The landlord is responsible for breakdown, repair and replacement of parts and chemical cleaning, unless the breakdown is due to the tenant's negligence or non maintenance.
What is the current SP Group electricity tariff?
SP Group shows 31.16 cents per kWh including GST, or 28.59 cents before GST, for 1 October to 31 December 2026. It is revised quarterly, so check the SP Group page for the figure that applies when you sign.
How much does a room aircon cost to run?
It depends on the unit, hours and weather, and no official average exists. As an illustration with assumed figures, 1.0 kW for 8 hours a night over 30 nights is 240 kWh, about $74.78 at 31.16 cents per kWh.
Can the owner charge a room tenant for aircon separately?
Nothing in the CEA templates forbids it, because they do not cover room sharing, but both sides should agree the method and amount in writing. Options include a fixed charge, a share of the bill or a separate aircon charge.
Need the utilities split written down properly?
Tell Winfred how many rooms and aircon units are involved, and he will go through the clauses and the sums with you so everyone agrees before move 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. Figures are from CEA templates and the SP Group tariff page and may change. The aircon calculation uses assumed usage. This page makes no price or rent forecast.