For the most part, landlords in Singapore have a strong advantage over tenants. Unlike in some other countries, we have no formal rent control measures (at least not since 2001*), there is no specific tenancy resolution body (everything goes to the Small Claims Tribunal or SCT), and nearly everything comes down to a private contract between the tenant and the landlord.

As a result, tenants often find themselves at the mercy of their landlords, with limited recourse if things go wrong. While there are cases where tenants have successfully pushed back against unfair practices, these remain the exception rather than the norm. In most situations, landlords hold the upper hand due to a combination of legal, financial, and market-based factors.

Why Tenants Rarely Win Disputes

1. No Formal Rent Control

Rent control regulations are designed to prevent landlords from hiking up rental prices unfairly and to provide tenants with a degree of stability. However, Singapore abolished rent control in 2001, leaving rental prices entirely at the mercy of market demand. In a high-demand environment—such as during economic booms or when foreign professionals flood the market—landlords can easily increase rents with little restriction.

This means tenants who wish to renew their lease may suddenly find themselves priced out of their own homes, forced to either accept steep hikes or move out. There’s no legal framework to challenge unreasonable rent increases, making Singapore a tough place for long-term renters.

2. Lack of a Dedicated Tenancy Resolution Body

In many other countries, tenants have access to tenancy boards or ombudsman services specifically designed to handle rental disputes. Singapore does not have such a body, meaning that tenants must bring their grievances to the Small Claims Tribunal (SCT).

The problem? The SCT has strict monetary limits (claims cannot exceed $20,000 unless both parties agree to raise it to $30,000), and the process is not as tenant-friendly as a dedicated housing tribunal might be. Additionally, since disputes are resolved based on the private contract between landlord and tenant, the tenant’s position is often weak unless they have airtight documentation to support their case.

3. Security Deposits: The Most Common Dispute

While tenancy disputes are rare, when they do occur, they almost always involve security deposits. It’s an all-too-common scenario: at the end of a lease, the landlord deducts excessive amounts from the deposit, citing questionable “damages.” Sometimes, tenants end up receiving little to none of their deposit back.

However, in cases where tenants have successfully claimed their deposit back through the SCT, a few key patterns emerge:

 

-Wear and Tear vs. Damage: Many landlords attempt to deduct money for issues that are legally considered fair wear and tear. Examples include peeling laminate on countertops or doors that no longer close properly. Tenants who successfully challenge these deductions often provide evidence that such issues are a result of regular use rather than negligence.

-Withholding the Final Month’s Rent (With Legal Advice): Some tenants suspect their landlord will make unfair deductions and choose to withhold the last month’s rent as a preemptive measure. However, this is risky, as it could technically be a breach of contract. The tenants who succeed in this approach typically seek legal advice first to assess their position.

-Legal Letters Early On: A surprising number of successful claims begin with the tenant sending a lawyer’s letter before taking further action. While this incurs some cost, it signals to the landlord that the tenant is informed and willing to fight back, which sometimes leads to an early resolution.

-Document Everything: Many first-time tenants make the mistake of not taking detailed inventory photos when moving in. Successful claims often involve tenants who meticulously documented the property’s condition and emailed photos to both the landlord and agent, creating a timestamped record.

Why Landlords Have the Upper Hand

The imbalance between landlords and tenants in Singapore is deeply rooted in the country’s housing landscape. Here are some of the key reasons why landlords maintain the upper hand:

1. High Homeownership Rate (90%)

Unlike in many Western countries where renting is a lifelong reality for a large portion of the population, Singapore has one of the highest homeownership rates in the world. Because of this, tenant-focused policies have not been a major area of reform. With so few people relying on rental housing long-term, there has been little political or social pressure to introduce pro-tenant legislation.

2. Short-Term Leases Favor Landlords

Most rental agreements in Singapore are short-term (one to two years). This allows landlords to regularly adjust rental prices in response to market conditions. In contrast, in cities with stronger tenant protections, tenants often have the right to renew their lease under the same terms, preventing landlords from arbitrarily raising rents.

3. Security Deposits as a Leverage Tool

Since landlords hold the security deposit, they often use it as leverage to extract additional payments or repairs from tenants—whether justified or not. Even when tenants dispute these deductions, many find the effort and legal costs involved to be too high to justify the fight.

4. Limited Legal Protections for Tenants

Because tenancy agreements are considered private contracts, there is no overarching legal framework protecting tenants. If a contract is poorly worded or favours the landlord (which many do), tenants may have little recourse. Unlike employment contracts, which have minimum standards set by labour laws, tenancy agreements are largely unregulated.

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Practical Tips for Tenants

If you do have to rent in Singapore, here are some practical steps to protect yourself:

 

• Choose Unfurnished Properties: Furnished properties often come with additional headaches, as landlords can make excessive claims for damages to furniture or appliances. Unfurnished rentals may cost more upfront, in terms of furnishing the apartment, but they eliminate potential disputes over minor wear and tear.
• Document Everything: Take detailed photos of the property before moving in and email them to your landlord and agent. This prevents disputes over pre-existing damages.
• Understand Your Contract: Read your tenancy agreement carefully and negotiate terms where possible. Pay special attention to clauses on maintenance, security deposits, and early termination. 
• Seek Legal Advice Early: If you sense a dispute brewing, consult a lawyer or an experienced leasing agent before taking any drastic actions, such as withholding rent.

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The System is Unlikely to Change

Given Singapore’s emphasis on homeownership and the relatively small number of long-term tenants, it’s unlikely that the system will shift in favor of renters anytime soon. Landlords will continue to enjoy significant advantages, and tenants will need to navigate the landscape carefully to avoid common pitfalls.

For those considering renting, being well-informed and proactive is key. While the odds are often stacked against tenants, taking the right precautions can make all the difference in avoiding unnecessary losses or conflicts.

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