What Clauses Should a Singapore Tenancy Agreement Include?

A Singapore tenancy agreement should cover the parties' details, property address, tenancy period, monthly rent, security deposit, notice period, and maintenance responsibilities. Beyond these basics, several clauses are standard practice in Singapore and worth including in every agreement, whether you're using the CEA template or drafting your own.

Key Takeaways

Every agreement needs the basic terms: party names with NRIC/FIN, address, dates, rent, deposit, and notice period
The minor repairs clause defines who pays for small repairs, typically with a dollar threshold between S$150 and S$300
The air-conditioner servicing clause assigns quarterly maintenance responsibility, usually to the tenant
The diplomatic clause handles early termination for tenants relocated abroad
The subletting clause protects against unauthorised occupants
HDB properties need additional clauses covering occupancy limits and approved occupiers

What Are the Essential Clauses?

These appear in every CEA-aligned Singapore tenancy agreement and are the minimum any landlord should include:

Parties and property. Full names and NRIC, FIN, or passport numbers for both landlord and tenant. The property address, unit number, and postal code.

Tenancy period. The start and end dates of the lease, and the monthly rent amount with payment due date.

Security deposit. The deposit amount (typically one month's rent for a one-year lease, two months for a two-year lease), conditions for deductions, and the timeline for return after the tenancy ends, usually 14 to 30 days.

Notice period. How much notice either party must give to end the tenancy. Two months is standard for most Singapore leases.

Maintenance responsibilities. Who handles repairs and upkeep, and at what cost threshold.

What Clauses Should Landlords Add Beyond the Basics?

These clauses are not always present in generic templates but are standard in well-drafted Singapore tenancy agreements:

Minor repairs clause. Sets a dollar threshold, commonly S$150 to S$300, below which the tenant is responsible for repair costs. Repairs above the threshold become the landlord's liability. Electrical wiring, concealed pipes, and water heaters are typically excluded from the minor repairs threshold regardless of cost.

Air-conditioner servicing clause. Requires the tenant to service the air-conditioning units at least once every three months, at their own expense. This matters because if a major breakdown occurs and the tenant cannot produce servicing receipts, the landlord can argue the damage resulted from tenant negligence, shifting the full repair cost to the tenant.

Diplomatic clause. Allows a tenant to exit the lease early if their employment in Singapore ends or they are relocated abroad. Standard conditions: minimum 12-month stay on a two-year lease, two months written notice, and documentary proof from the employer. See the full guide: What Is a Diplomatic Clause in Singapore?

Subletting clause. Explicitly prohibits the tenant from subletting the property or any part of it without the landlord's written consent. Without this clause, enforcement becomes harder. For HDB properties, subletting rules are stricter and tied to HDB regulations.

Pet clause. States whether pets are permitted. If the property is in a condo with a no-pet by-law, this clause can prevent disputes later. If pets are allowed, specify any conditions.

Reinstatement clause. Requires the tenant to return the property to its original condition at the end of the lease, fair wear and tear excepted. Particularly relevant for furnished units or properties with feature walls.

Inventory list. For furnished units, an itemised list of all fittings and their condition at handover, signed by both parties. Attach it as an annex to the agreement.

Which Clauses Cause the Most Disputes?

Based on what commonly ends up in disputes between Singapore landlords and tenants, three clauses account for most problems:

Minor repairs. The threshold amount is often vague or missing entirely. Landlords should specify an exact dollar figure, not just "minor repairs."

Air-conditioner servicing. Tenants often skip quarterly servicing and the agreement doesn't clearly state the consequence. The clause should explicitly link missed servicing to tenant liability for resulting damage.

Security deposit return. Disputes usually arise when the conditions for deductions are not clearly defined. The agreement should list what counts as damage beyond fair wear and tear, and specify the return timeline.

Does HDB Add Extra Requirements?

Yes. HDB tenancy agreements need additional clauses that private residential agreements do not:

Occupancy limit. For 4-room and larger HDB flats, the current limit is 8 persons until 31 December 2028, after which it reverts to 6. The agreement should state the approved occupants by name.
Minimum lease period. HDB requires a minimum tenancy of 6 months. Shorter arrangements are not permitted.
Approved occupier rules. Only Singapore citizens, permanent residents, and approved non-citizens can rent HDB flats. The agreement should confirm the tenant's eligibility.

The CEA publishes a separate HDB tenancy agreement template that accounts for these requirements. Using the private residential template for an HDB flat can create gaps.

Screen Your Tenant Before You Sign

Getting the clauses right protects you after a problem arises. Knowing who you're renting to helps you avoid the problem entirely.

Before signing, check whether your prospective tenant has been flagged by previous landlords for late payments, property damage, or disputes.

Screen your tenant on Tenant Griffin

FAQ

Is there a standard set of clauses required by law in Singapore?

No. There is no prescribed format or mandatory clause list for Singapore tenancy agreements. The CEA templates serve as a widely accepted guide, but both parties are free to negotiate and add terms.

What is the standard security deposit in Singapore?

One month's rent for a one-year lease and two months' rent for a two-year lease is the most common practice. It is not set by law and is a negotiated term.

Who pays for air-conditioner repairs in Singapore?

Routine servicing is typically the tenant's responsibility. Major repairs and parts replacement are usually the landlord's responsibility, unless the breakdown was caused by the tenant's failure to service the unit regularly.

Can a landlord enter the property without notice?

No. Landlords should include a clause requiring written notice, typically 24 hours, before entering the property. This protects both parties and is standard in CEA-aligned agreements.

What is the minor repairs clause in Singapore?

It sets a threshold amount, commonly S$150 to S$300, below which the tenant pays for repairs. Repairs above that amount are the landlord's responsibility. Electrical wiring, concealed pipework, and water heaters are usually excluded regardless of cost.

Does stamp duty apply to Singapore tenancy agreements?

Yes. Agreements for leases of more than one year must be stamped with IRAS within 14 days of signing. The stamp duty rate is 0.4% of the total rent for the lease period. The existing stamp duty article covers this in full: Stamp Duty for Singapore Rental Property

Can a tenant sublet without telling the landlord?

Not if the agreement includes a subletting clause, which it should. Subletting without consent is a material breach of the tenancy agreement and grounds for termination.