10 Tenant Screening Mistakes Singapore Landlords Must Avoid | Homejourney

The most common How to Screen Tenants Effectively in Singapore mistakes happen when landlords rush the process, rely on gut feel, or skip proper verification of documents and legal compliance. In Singapore’s contract-based rental system, these errors can quickly turn into payment issues, HDB/URA breaches, and costly Small Claims Tribunal (SCT) disputes.

This focused guide is part of Homejourney’s comprehensive Tenant & Landlord Rights series (see our main pillar guide: ). It zooms in on tenant screening, showing landlords and investors exactly what to avoid when you background check tenant, verify tenant information, and set your tenant selection criteria.

What Are the Most Common Tenant Screening Mistakes in Singapore?

In Singapore, the biggest tenant screening mistakes typically fall into five categories: weak verification, poor legal compliance, unclear criteria, inadequate documentation, and ignoring red flags. Below is a concise overview before we dive deeper into each.

Relying on verbal promises instead of verifying salary, pass validity, and rental history
Not checking HDB/URA rules for occupancy and subletting eligibility
Having vague or inconsistent tenant selection criteria
Skipping written documentation of viewings, offers, and negotiations
Overlooking early warning signs like frequent moves, unpaid utilities, or unwillingness to share references

Homejourney is built around avoiding exactly these pitfalls. Our verified rental listings and agent network help landlords select tenants safely, and give tenants confidence that listings comply with Singapore regulations.

Mistake 1: Not Verifying Identity, Legal Status, and Eligibility

A surprisingly common Singapore-specific mistake is accepting a tenant based on a casual WhatsApp chat and a quick meet-up at the MRT, without proper identity and pass checks. This is risky for both private and HDB rentals.

What You Must Always Verify

Identity: Ask for NRIC (for Singaporeans/PRs) or FIN + passport (for foreigners). Check that the person who views and signs the Tenancy Agreement (TA) matches the ID presented.
Legal status to stay: For non-citizens, verify valid Employment Pass, S Pass, Work Permit, Student Pass, Dependant’s Pass, or Long-Term Visit Pass. Cross-check expiry dates with the lease term.
HDB eligibility (if renting out HDB): HDB owners must comply with HDB’s subletting rules and obtain approval to rent out the whole flat.[5] Tenants should insist on seeing HDB’s approval letter or printout before paying deposits.

Insider tip: At popular rental areas like Paya Lebar, Tanjong Pagar or One-North, it’s not uncommon to see informal sublets where the actual tenant is not on the HDB approval list. As a landlord, ensure every adult occupier is declared; as a tenant, confirm your name is on the approval.

How to Fix This Mistake

Request clear copies of ID and passes before issuing the Letter of Intent (LOI).
Match pass validity against your intended lease start and end dates.
For HDB flats, log in to HDB’s e-services or ask the owner for the official approval letter.
Keep soft copies securely in case of future disputes or SCT claims.

On Homejourney, using Property Search helps you focus on verified, compliant rentals instead of risky informal sublets.

Mistake 2: Weak Income and Affordability Checks

Another major tenant screening mistake is not checking if the prospective tenant can comfortably afford the rent. In areas like Novena or Tiong Bahru, where a 2-bedroom can easily exceed S$4,000 monthly, a weak income check can lead to late payments and arrears.

Basic Affordability Rules for Singapore Landlords

Target a rent-to-income ratio ≤ 30–35%. For a S$3,000 monthly rent, look for at least S$9,000 gross combined household income.
Request 3–6 months of payslips or an employment letter stating salary and job role.
For self-employed tenants, ask for IRAS Notice of Assessment and recent bank statements instead of just verbal claims.

Common mistake: Accepting a single month’s payslip or a vague job offer “starting soon” without written confirmation. In Singapore’s tight rental market, this can be tempting, but it significantly increases default risk.

Practical Steps to Strengthen Income Screening

Standardise your tenant selection criteria (e.g., “Gross income must be ≥ 3x monthly rent”). Apply this consistently to avoid discrimination claims.
Check that the employer exists (search online, check LinkedIn, or call HR to confirm employment, where appropriate and with consent).
For expat-heavy areas like Orchard, River Valley or East Coast, ask if the rent is employer-paid. If so, request a copy of the housing benefit letter.

Landlords financing their property can use Bank Rates to understand their mortgage obligations and set realistic rent expectations that align with their own cash flow needs.

Mistake 3: Skipping Rental History and Reference Checks

In Singapore, where written TAs and security deposits are the norm, a tenant’s past rental behaviour is one of the best predictors of future performance. Yet many landlords never call the previous landlord or check for prior disputes.

How to Run a Simple Background Check on a Tenant

Unlike some countries, there is no universal public “eviction database” in Singapore. But you can still conduct a meaningful background check tenant process:

Ask for previous landlord contacts (at least the last tenancy).
Call and ask specific, neutral questions: payment punctuality, complaints from neighbours, property condition upon move-out.
Look out for signs of disputes such as sudden early terminations, withheld deposits, or police reports.

Insider tip: Around dense rental zones like Farrer Park or Lavender, condo management offices sometimes quietly remember consistently troublesome tenants. While you cannot rely on gossip, you can ask whether there were repeated noise or access control issues (without breaching PDPA obligations).

For advanced screening, some landlords also check if the tenant’s name appears in publicly available court judgments, but this should be done carefully and fairly, with clear, non-discriminatory criteria.

Mistake 4: Ignoring PDPA and Fair Screening Practices

Landlords are often unaware that the Personal Data Protection Act (PDPA) applies when they collect tenant NRIC copies, payslips, or employment letters.[1] Another common error is applying inconsistent criteria across tenants, which can appear discriminatory.

How to Stay Compliant and Fair

Only collect data reasonably necessary for screening (identity, income proof, rental history).
Store copies securely and avoid sharing them in unsecured group chats.
Apply the same tenant selection criteria for all applicants (e.g., minimum income multiple, maximum occupancy), regardless of nationality, race, or family status.
Avoid asking for sensitive personal information that is not relevant to tenancy, such as medical history.

Homejourney’s safety playbook on screening tenants How to Screen Tenants Effectively in Singapore | Homejourney Safety Playbook goes deeper into compliant processes that protect both landlord and tenant privacy.

Mistake 5: No Clear, Written Tenant Selection Criteria

Many Singapore landlords "decide by feel" after a short viewing, leading to inconsistent decisions and potential bias. This is one of the most subtle but serious Common How to Screen Tenants Effectively in Singapore Mistakes.