Guide · 2026
Tenancy agreement Singapore: the must-have clauses
By Winfred Quek · 9-minute read · Last reviewed May 2026
Facts verified: May 2026 · Sources linked below
Key Takeaways
- • The security deposit clause must state the amount, what it can be deducted against, and the timeline for its return.
- • A diplomatic clause lets a tenant break a lease early on a qualifying trigger, usually after a 12-month minimum with two months' notice.
- • The minor repairs clause sets a per-item cost cap the tenant absorbs, with the landlord covering anything above it.
- • The reinstatement clause defines the condition the property must be returned in: fair wear and tear excepted.
- • Stamp duty on the tenancy agreement is 0.4% of the rent, due within 14 days of signing.
A tenancy agreement is not a formality. It is the single document that decides who pays for what, who can end the lease and when, and how a dispute gets resolved if the relationship goes sideways. Most disputes I see between landlords and tenants are not really disputes about behaviour. They are disputes about a clause that was vague, missing, or never read.
This is a clause-by-clause walkthrough of the terms that actually matter, written for both sides. If you are a landlord, it tells you what to insist on. If you are a tenant, it tells you what to negotiate and what to never sign blind.
Which clauses must every Singapore tenancy agreement contain?
Strip away the boilerplate and a workable tenancy agreement comes down to a handful of clauses that carry all the weight. Here is the core set, with what each one does.
| Clause | What it governs | Why it matters |
|---|---|---|
| Rent and term | Monthly rent, lease length, payment date | Defines the basic commercial deal; a late-payment grace period belongs here |
| Security deposit | Amount held, deductible items, return timeline | The most-disputed clause; vagueness here causes most handover fights |
| Diplomatic clause | Early exit on a qualifying life event | Protects a tenant relocated or removed from Singapore through no fault of their own |
| Minor repairs | Tenant-borne cost cap per repair item | Stops every dripping tap becoming a landlord argument |
| Reinstatement | Condition the property is returned in | Sets the standard against which the deposit is assessed |
| Subletting / assignment | Whether the tenant may sublet or assign | Landlord control over who actually occupies the unit |
| Inventory list | Furniture and fittings provided | The reference point for any missing or damaged item |
Indicative core clauses. A property agent or lawyer should tailor the full agreement to the specific tenancy.
The security deposit clause
In the Singapore market, the deposit is conventionally one month's rent for a one-year lease and two months' rent for a two-year lease, separate from any advance rent. The clause should state three things plainly: the exact amount held, the specific things it can be set off against (unpaid rent, unpaid utilities, damage beyond fair wear and tear, an unfulfilled reinstatement obligation), and the timeline for its return after handover, commonly 14 days, once deductions are agreed.
A weak deposit clause just says "the landlord shall hold a deposit". A strong one says what the deposit covers, what it does not, and when the tenant gets it back. The difference is the difference between a clean handover and a Small Claims Tribunal filing.
The diplomatic clause
The diplomatic clause allows a tenant to terminate the lease early if they are required to leave Singapore through circumstances outside their control, typically a job relocation, loss of employment, or refusal of an employment pass. The market standard is a 12-month minimum occupancy before the clause can be invoked, followed by two months' written notice. The clause should also state what proof the tenant must provide and how the deposit is treated on an early exit under it. I cover this clause in depth in a separate guide on the diplomatic clause.
The minor repairs clause
This clause splits the cost of repairs between the parties. The usual structure: the tenant absorbs the cost of minor repairs up to a fixed cap per repair item, and the landlord covers anything above that cap, as well as repairs to the structure and to major appliances that fail through normal use. Without this clause, every small fault becomes a negotiation. With it, the line is drawn before anyone moves in.
The reinstatement clause
Reinstatement defines the condition the property must be handed back in: usually the original condition at move-in, fair wear and tear excepted. The phrase "fair wear and tear excepted" is doing real work here. It means a tenant is not liable for the natural ageing of paint, flooring, or fittings over the lease, only for damage beyond that. A good reinstatement clause is read alongside the move-in inventory and condition report, which is why those documents are not optional.
How is a tenancy agreement stamped, and who pays?
A tenancy agreement in Singapore is a chargeable document and must be stamped. According to IRAS, stamp duty on a lease or tenancy agreement is charged at 0.4% of the total rent over the lease period for leases of up to four years. By market convention the tenant pays this duty, though the agreement can allocate it differently. The document must be stamped within 14 days of signing if it is signed in Singapore, and stamping is done through the IRAS e-Stamping portal.
Stamping is not a bureaucratic afterthought. An unstamped agreement cannot be relied on as evidence in court without first paying the duty and any penalty. If a dispute ever reaches the Small Claims Tribunal or the courts, the first question is whether the agreement was properly stamped. According to IRAS, late stamping attracts a penalty, so the 14-day window is worth respecting.
The clauses tenants and landlords most often get wrong
A few recurring problems, from both sides of the table.
- No inventory list. Without a signed inventory and a dated set of move-in photos, neither party can prove the state of the furniture at the start. The deposit deduction argument then becomes one person's word against another's.
- Subletting left silent. If the agreement does not address subletting, expectations diverge. For private property, the minimum rental period is three months; whole-unit subletting and short-stay arrangements are constrained. For an HDB flat, separate HDB rules apply and the agreement cannot override them.
- An open-ended repair obligation. A tenant who signs up to "maintain the property in good condition" without a cost cap has agreed to something far broader than they think. The minor repairs cap is the fix.
- A diplomatic clause that omits the proof requirement. If the clause does not say what evidence triggers it, a landlord can dispute a genuine relocation. Spell out the documents.
Winfred's Take
A tenancy agreement is cheap insurance, and most people treat it like a form to sign at the door. The two clauses I would never leave loose are the security deposit and the minor repairs cap. Almost every landlord-tenant dispute I have watched unfold traces back to one of those two being vague. If you are a landlord, do a proper move-in inventory with dated photos and attach it; that single document settles more arguments than any amount of clause drafting. If you are a tenant, read the reinstatement clause before you sign, because that is the standard your deposit will be measured against. Spend the half hour up front. It is far cheaper than a handover fight at the end.
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Letting or leasing a property? Get the clauses right first
We walk through your tenancy agreement clause by clause, deposit, diplomatic clause, repairs, reinstatement, so you sign with a watertight document, not a generic template.
Winfred Quek · CEA R073319H · Crestbrick
Frequently asked questions
How much is the security deposit for a Singapore rental?
By market convention, the deposit is one month's rent for a one-year lease and two months' rent for a two-year lease, held separately from any advance rent. The exact amount must be stated in the agreement, along with what it covers and the return timeline.
Who pays the stamp duty on a tenancy agreement?
Stamp duty on a tenancy agreement is 0.4% of the total rent, and by market convention the tenant pays it. The agreement can allocate it differently, but the duty must be paid and the document stamped within 14 days of signing.
Can a landlord deduct anything they like from the deposit?
No. The deposit can only be set off against the items the agreement specifies, typically unpaid rent, unpaid utilities, damage beyond fair wear and tear, and an unfulfilled reinstatement obligation. A landlord cannot deduct for the natural ageing of paint or fittings.
Is a verbal tenancy agreement valid in Singapore?
A written agreement is strongly preferred and is what you will need if a dispute arises. Without a written, stamped agreement and a signed inventory, proving the terms and the move-in condition becomes very difficult. Always put the tenancy in writing.
What is the minimum rental period in Singapore?
For private residential property the minimum rental period is three months. For an HDB flat the minimum subletting period is six months. Short-stay, Airbnb-style letting below these thresholds is not permitted.
Sources & References
Winfred Quek is an Associate Marketing Consultant at Crestbrick Pte Ltd (CEA Licence L31010886H), advising Singapore landlords, tenants, and property investors. CEA R073319H. The information on this page is general and does not constitute legal, tax, or financial advice.