To screen tenants effectively in Singapore, landlords should use a structured process: set clear tenant selection criteria, verify identity and legal right to rent, check income and employment, review rental history and references, conduct a background check within PDPA rules, and document everything in a compliant tenancy agreement. Done properly, tenant screening protects both landlords and tenants, reduces disputes, and supports a safer rental ecosystem—core to Homejourney’s mission of safety and trust.
This FAQ focuses on tenant screening, background checks, and tenant selection criteria in Singapore, and complements our main tenant and landlord rights pillar guide on Homejourney .
What is tenant screening in Singapore, and why does it matter?
Tenant screening in Singapore is the process of evaluating a prospective tenant’s suitability before signing a tenancy agreement. It typically covers:
- Identity and immigration status
- Financial stability and income
- Employment history
- Past rental behaviour and references
- Basic background and character checks[1]
In practice, experienced landlords in areas like Tampines, Punggol or Jurong tend to follow a consistent workflow: collect a detailed rental application, meet the tenant in person (or via video if overseas), verify documents, and only then issue a Letter of Intent (LOI) and Tenancy Agreement (TA). This reduces the risk of late payments, illegal subletting, and tenancy disputes that later end up at the Small Claims Tribunals (SCT).[2][4]
Core tenant selection criteria every Singapore landlord should define
Before advertising your unit on Homejourney’s rental search Property Search , define clear, non-discriminatory tenant selection criteria. This is a cornerstone of professional risk management and helps you stay consistent and fair.
1. Financial and income criteria
Most Singapore landlords use a simple rule of thumb: monthly rent should not exceed about 30–40% of the tenant’s gross monthly household income. For example, for a S$3,000/month 3-room HDB in Sengkang, an ideal combined income might be at least S$8,000–10,000. For a S$5,000/month condo near Tanjong Pagar MRT, many landlords expect a couple earning S$15,000–18,000 combined.
Key financial checks include:
- Latest 3 months’ payslips or IRAS Notice of Assessment (NOA) for locals
- Employment contract and work pass (EP, S Pass, etc.) for foreigners
- Proof of other income if self-employed (ACRA BizFile, invoices, NOA)
For investor-landlords with mortgage obligations, using Homejourney’s bank rates page Bank Rates helps you match rental income expectations with your financing costs so you do not over-stretch on tenant risk.
2. Occupancy, HDB/URA rules, and rental caps
Singapore’s rental rules set minimum stays and occupancy limits that you must respect when screening tenants.[2][3][4]
Basic rules (as of 2026) include:
- HDB flats: Minimum lease 6 months. Maximum approved tenants depends on flat type (e.g., 1–2 room typically up to 4 persons; larger flats up to 6–8, subject to HDB rules).[2][4]
- Private residential: Minimum lease 3 months (short-term stays under 3 months are not allowed in private residences).[4]
- Temporary occupancy cap relaxation: Until 31 December 2026, many larger HDB flats and private units ≥90 sqm can house up to 8 unrelated persons instead of 6, subject to HDB/URA approval.[3][4][6]
When screening tenants, always ask:
- How many people will stay in the unit, and their relationship?
- Are there plans to bring in additional occupiers later?
Insider tip: For HDB rentals in estates like Woodlands or Yishun where there are more work-pass holders, always verify HDB’s non-citizen quota and subletting approval to avoid illegal overcrowding.[2][3]
3. Rental history and behavioural criteria
A strong past rental record often predicts a smooth tenancy. When you select tenants, consider:
- Length of stay at previous properties (e.g., 2–3 years in one place is a good sign)
- Whether deposits were fully refunded, or disputes occurred
- Any past evictions or early terminations
- Noise complaints or neighbour disputes
In Singapore’s dense estates—think Bukit Panjang HDB blocks or CBD condos around Tanjong Pagar—noise and lifestyle compatibility matter. If your unit is in a family-oriented condo in Pasir Ris, you may prioritise tenants who keep quiet hours and do not run a home business.
Step-by-step: How to verify a tenant in Singapore
The safest way to background check a tenant here is to follow a documented, PDPA-compliant process.[1]
Step 1: Pre-screening questions before viewing
Before arranging a viewing for your Homejourney listing, ask simple qualifying questions over WhatsApp or a call:
- When is your target move-in date, and for how long?
- What is your monthly budget and occupation?
- How many people will stay, and are there any pets?
- Are you renting for personal use only (no subletting or dorm-style usage)?
This avoids unnecessary viewings and allows you to gently filter out risky profiles, e.g., those wanting 6–8 unrelated occupiers in a smaller HDB flat that cannot legally accommodate them.
Step 2: Identity and right-to-rent checks
At or shortly after viewing, politely request identity and immigration documents, explaining that this is part of a standard background check on tenants in Singapore:
- Singapore citizens/PRs: NRIC (front) for verification, but do not copy more data than necessary to comply with PDPA
- Foreigners: Passport bio data page and valid work/student pass (EP, S Pass, STP, etc.)
Insider tip: Many landlords in central areas like Orchard and Novena double-check pass validity via the MOM online verification e-Services (with the tenant’s consent). This reduces the risk of renting to someone whose pass is expiring in a month without renewal.
Step 3: Employment and income verification
To verify tenants financially, request:
- Recent payslips (3–6 months)
- Employment contract or HR letter stating salary and position
- IRAS NOA for self-employed Singaporeans or PRs
- ACRA BizFile and key client invoices for business owners
Be clear that these documents are kept confidential and only used to assess ability to pay rent. Under Singapore’s Personal Data Protection Act (PDPA), you must notify tenants why you collect and how you store their data securely.[1]
Step 4: Calling past landlord and personal references
Reference checks are often skipped by first-time landlords but are critical in practice. When you call previous landlords:
- Confirm rent was paid on time and in full
- Ask whether the tenant cared for the unit
- Check if there were disputes over deposits or repairs
- Ask “Would you rent to this tenant again?”—the most telling question
In Singapore, direct and concise calls work best; many landlords in suburbs like Hougang or Choa Chu Kang will give honest feedback in just a few minutes, as long as you disclose you are verifying a mutual ex-tenant.
Step 5: Documenting agreements and legal compliance
Once you are satisfied, issue a Letter of Intent, then a detailed Tenancy Agreement. Ensure:
- Clear clauses on rent, payment dates, late fees, and utility responsibility
- Occupancy limits and no illegal subletting, aligned with HDB/URA rules[2][3][4]
- Access rules (e.g., 24–48 hours’ notice before landlord entry, except emergencies)[2][4]
- Deposit amount (commonly 1 month per year of lease) and refund timelines (typically within 14 days with documented deductions)[2][4]
For detailed TA clause examples and pitfalls, refer to our tenancy agreement guide 新加坡租赁合同模板与常见陷阱：Homejourney避坑指南 .
Legal context: What you can and cannot do when screening tenants
Singapore does not have a separate “tenant screening act”, but your practices must comply with general laws and regulations.
