Illegal Landlord Actions in Singapore: Tenant Protection Guide by Homejourney

In Singapore’s fast-moving rental market, knowing what landlords cannot legally do to tenants is just as important as knowing how much rent you can afford.

Homejourney’s mission is to make every rental decision safer by giving tenants and landlords clear, accurate information on illegal landlord actions, tenant harassment, landlord restrictions, and practical tenant protection strategies grounded in Singapore’s tenancy law and real market practice.[1][3]

From my own experience viewing rentals in areas like Toa Payoh, Pasir Ris, and Tiong Bahru, I’ve seen everything from fair, professional landlords to questionable practices like “surprise inspections” and sudden lock changes. When you know your rights, you can push back early, avoid disputes, and choose safer homes through trusted platforms like Homejourney.

Executive Summary: What Landlords Cannot Legally Do
1. Legal Foundations of Tenant Protection in Singapore
2. Illegal Landlord Entry and Privacy Violations
3. Unlawful Evictions, Lockouts, and Intimidation
4. Illegal Security Deposit Deductions and Withholding
5. Tenant Harassment, Discrimination, and Retaliatory Conduct
6. Refusing Essential Repairs and Creating Unsafe Living Conditions
7. Illegal Contractual Clauses and Unfair Landlord Practices
8. HDB vs Private: Special Landlord Restrictions and Illegal Subletting
9. What to Do If Your Landlord Violates Your Rights
10. Prevention: How to Avoid Problematic Landlords and Unsafe Rentals
11. How Homejourney Protects Tenants and Responsible Landlords
FAQ: Illegal Landlord Actions and Tenant Protection in Singapore

Executive Summary: What Landlords Cannot Legally Do in Singapore

Singapore does not have a single “Tenant Protection Act”, but landlords are still bound by contract law, common law, and housing regulations, especially for HDB flats.[1][3][4][5]

In practice, this means landlords cannot legally:

Enter your rental unit without permission or reasonable notice, except in emergencies.[1][3]
Evict you by force, changing locks, or shutting off utilities without due legal process.
Withhold or make unreasonable deductions from your security deposit without proof of damage or contractual basis.[1][3]
Ignore essential repairs that make the home uninhabitable, where the TA or law places responsibility on them.[1][2][3]
Harass, threaten, or intimidate you into moving out or accepting unfair terms.
Insert clauses that effectively strip you of basic rights like quiet enjoyment or exclusive possession.[3][4]
Rent out HDB flats or rooms without HDB approval, or exceed occupancy and foreigner quota rules.[1][3][5]

This guide breaks down each category of illegal landlord actions, explains the legal basis, and gives step-by-step actions to protect yourself, including when to escalate to the Community Mediation Centre (CMC) or Small Claims Tribunals (SCT).[2][3][4]

Throughout, you’ll see how Homejourney’s verified listings, agent network, and transparent information help you avoid risky rentals and choose safer homes via Property Search and Projects Directory .

1. Legal Foundations of Tenant Protection in Singapore

1.1 Where Tenant Rights Come From

In Singapore, tenant protection mainly arises from:

Tenancy Agreement (TA) – the written contract between landlord and tenant, usually prepared using standard templates but negotiable.[3][4]
Common law principles – especially the rights to quiet enjoyment and exclusive possession, meaning you can use the property without interference.[3][4]
Statutory rules – e.g. HDB subletting regulations, Stamp Duties Act for lease stamping, and broader rules like the Housing and Development Act and relevant regulations.[5][7]

Official guidance from gov.sg, HDB, IRAS, and State Courts outlines how leasing, subletting, and dispute resolution should work, giving both tenants and landlords a clear framework.[5][7]

1.2 No Dedicated Tenant Act, But Real Protections

There is no single tenant-protection statute, but courts and contracts still give tenants meaningful safeguards.[1][2][3][4]

Your TA defines rent, duration, deposit, repairs, access, and termination.
Common law prevents landlords from undermining the utility of the lease (for example, by blocking access to a rented shop so customers cannot enter).[4]
HDB landlords face additional duties to ensure tenants are eligible and that rules are followed.[5]

Homejourney’s editorial guides on tenant rights, deposits, and rent increases (e.g. 新加坡押金规定与退还全指南：Homejourney权威解析 and 新加坡租金涨价规定与涨租限制全攻略｜Homejourney权威指南 ) build on these foundations to make them practical for everyday renters.

1.3 Key Entities You Should Know

HDB: Regulates subletting of HDB flats and rooms – crucial if you rent in estates like Punggol, Yishun, or Jurong.[5]
IRAS: Handles lease stamp duty and rental income tax.[7]
State Courts / Small Claims Tribunals (SCT): Resolve landlord–tenant disputes up to a monetary limit (commonly S$20,000, higher with consent).[3][4]
Community Mediation Centre (CMC): Low-cost, informal mediation for neighbour and tenancy conflicts.[2][3]

Understanding these bodies helps you judge when a landlord’s behaviour crosses from “difficult” into “potentially illegal.”

2. Illegal Landlord Entry and Privacy Violations

2.1 Your Right to Privacy and Exclusive Possession

Once you sign a valid TA and move in, you gain exclusive possession, meaning you control who can enter the premises, subject to the TA.[3][4] This flows into your right to quiet enjoyment – the landlord cannot interfere with your lawful use of the property.[3][4]

In practice, this means a landlord in Tampines cannot simply “drop by” with relatives to view the flat whenever they like, and a landlord in River Valley cannot insist on weekly intrusive inspections without prior agreement.

2.2 Actions That Are Generally Illegal or Unlawful

Unless clearly allowed under your TA and exercised reasonably, landlords should not:

Enter your unit without notice or your consent, except in genuine emergencies (e.g. fire, major water leak).
Use their keys to enter when you are not home, to “check” your belongings.
Install hidden cameras or snooping devices in private areas (bedroom, bathroom, living spaces).
Insist on inspections so frequent or intrusive that they undermine your quiet enjoyment.

Many modern TAs specify that the landlord must give 24–48 hours’ notice before accessing the property for viewings or inspections during reasonable hours, such as 9am–6pm on weekdays.[1][3]

2.3 Practical Steps to Protect Your Privacy

Before signing: Ensure the TA clearly states a minimum notice period (e.g. 24–48 hours) and limits visits to reasonable hours.
At move-in: Ask the landlord to confirm in writing that they will not enter without notice except for emergencies.
If issues arise: Send a calm written message (WhatsApp/email) stating that entry without permission is unacceptable and must stop.
Evidence: Keep photos (e.g. of personal items moved), CCTV footage (if installed openly by you), and screenshots of messages.

2.4 Featured Snippet Table – Landlord Entry: Legal vs Illegal

Scenario	Likely Legal?	Why
Landlord enters for viewing with 48 hours’ notice, 3pm weekday, per TA	Yes	Reasonable notice and timing, consistent with TA
Landlord uses spare key to enter at 11pm without notice	No	Violates privacy and quiet enjoyment
Landlord enters during major water leak when you are unreachable	Yes	Emergency to prevent damage and ensure safety
Landlord conducts weekly inspections with no prior agreement	Likely No	Unreasonable interference with exclusive possession

3. Unlawful Evictions, Lockouts, and Intimidation

3.1 Eviction in Singapore Must Follow Due Process

Even if you breach the TA (for example by not paying rent), the landlord cannot simply throw you out.

The TA usually sets out a notice period and default clauses.
Where disputes remain unresolved, the landlord typically must seek legal remedies, including court orders, instead of self-help lockouts.[3][4]

Street-level reality: some landlords in high-demand areas like Tanjong Pagar or Novena try to pressure tenants to leave early when they find someone willing to pay higher rent. This may cross the line into unlawful eviction or harassment.

3.2 Illegal or Unacceptable Eviction Tactics

Landlords cannot legally:

Change locks without your consent while the TA is valid and no court process has concluded.
Remove your belongings from the unit without lawful authority.
Shut off water, electricity, or Wi-Fi to force you to leave (especially where they control the utilities).
Use threats of violence, racist remarks, or aggressive behaviour to push you out.

These actions can potentially amount to criminal offences or civil wrongs, beyond simple contractual breaches.

3.3 If Your Landlord Tries to Evict You Unlawfully

Stay calm and document: Record videos, photos of changed locks, and messages. Do not engage in physical confrontation.
Secure your essentials: If safe, retrieve passports, laptops, and valuables or request escorted access.
Write a formal note: State that the actions are unlawful, you have a TA in force, and you demand restoration of access.
Seek help:
- For immediate safety risks, contact the police.
- For recovery of losses or illegal lockouts, consult a lawyer or consider SCT if it involves monetary claims.[3][4]

In practice, many cases are resolved when the landlord realises the tenant understands their rights and is prepared to escalate formally.

4. Illegal Security Deposit Deductions and Withholding

4.1 Standard Deposit Practices in Singapore

Most Singapore TAs require 1–2 months’ rent as a security deposit, depending on lease length and property type.[1][3] For example, a common condo in Sengkang at S$3,000/month would have a deposit of S$3,000–6,000.

Homejourney’s dedicated deposit guides (e.g. 新加坡押金规定与退还全指南：Homejourney权威解析 ) highlight that many TAs now specify that deposits should be refunded within 14 days after handover, subject to legitimate deductions.[1][3]

4.2 What Landlords Cannot Do With Your Deposit

Landlords generally cannot:

Deduct for normal wear and tear, such as minor scuffs on walls or ageing of furniture.
Make open-ended deductions without receipts, quotes, or evidence.
Use the deposit to pay for upgrades or betterment (e.g. replacing old appliances with premium ones beyond the original condition).
Withhold the entire deposit without explanation, where there is no documented damage or outstanding rent.

Under common law principles, the deposit is meant to secure performance of your obligations, not to become an automatic bonus for the landlord.

4.3 Featured Snippet Table – Legitimate vs Illegitimate Deposit Deductions

Type of Issue	Deduction Usually Legitimate?	Notes
Broken window caused by tenant’s negligence	Yes	Charge backed by invoice/quotation for repair
Faded wall paint after 2-year lease	No	Normal wear and tear
Unpaid last month’s rent	Yes	If clearly allowed in TA and amount is accurate
Full deposit kept with no explanation	No	Unreasonable without evidence of loss

4.4 How to Protect Your Deposit from Day One

Move-in inspection: Do a joint walkthrough with the landlord and record timestamped photos/videos of every room, including existing defects.[1][3]
Document agreements: List all pre-existing issues in an inventory or condition report, signed or acknowledged by both parties.
End-of-tenancy cleaning: Return the unit in a similar condition – professional cleaning in central-area apartments is common and not overly expensive.
Request itemised deductions: If the landlord proposes deductions, ask for invoices, quotes, and explanation in writing.

4.5 If Your Landlord Unfairly Withholds Your Deposit

Negotiate in writing: Provide your move-in photos and highlight normal wear vs damage.
Set a clear deadline: E.g. “Please refund the balance of my deposit within 7 days.”
Escalate to SCT: For claims up to the SCT limit, you can seek an order for refund.[3][4]
Refer to legal cost guides: Homejourney’s tenant-rights cost articles explain typical filing fees and timeline.[1]

5. Tenant Harassment, Discrimination, and Retaliatory Conduct

5.1 What Counts as Tenant Harassment?

Tenant harassment is not defined in a single statute, but a pattern of behaviour that intimidates, pressures, or unfairly targets a tenant may breach criminal laws (e.g. harassment, criminal intimidation) or civil obligations.

Examples tenants commonly report in Singapore include:

Repeated angry calls or messages late at night demanding immediate action.
Landlord loitering outside the unit, shouting or confronting the tenant.
Threatening to “call the police” or “cancel your pass” without basis, just to scare expats.
Harassing co-tenants or guests who are lawfully allowed by the TA.

5.2 Discrimination and Unfair Targeting

Singapore does not have a comprehensive residential anti-discrimination code yet, but landlords should still avoid discriminatory conduct that may breach other laws or public policy.

Common market realities:

Some listings state preferences (e.g. “no cooking”, “single female only”).
Landlords may ask about nationality, occupation, or number of occupants.

While preferences are common, discriminatory harassment (e.g. repeated insults about race or nationality, or threats targeting specific groups) is not acceptable and may justify police reports or legal action.

5.3 Retaliation for Exercising Your Rights

A landlord should not punish you for asserting your rights, such as:

Giving you a much shorter non-renewal notice right after you complain about defects.
Suddenly banning visitors or cutting services after you seek mediation.
Threatening to blacklist you from agents because you asked for receipts or a fair deposit refund.

Retaliatory behaviour is a warning sign; it often precedes more serious disputes.

5.4 What to Do if You Experience Harassment

Collect evidence: Keep all messages, voice recordings (within legal limits), and CCTV footage where applicable.
Set boundaries in writing: Politely but firmly state which behaviours are unacceptable.
Seek mediation: Propose CMC or another neutral platform.[2][3]
Safety first: If threats escalate, leave the premises and approach the police or seek legal advice.

6. Refusing Essential Repairs and Creating Unsafe Living Conditions

6.1 Right to Habitable Premises

Under common law and typical TAs, landlords must provide habitable premises – not luxury finishes, but a basic standard of safety and functionality, including working plumbing, electricity, and absence of serious health hazards.[1][2][3]

Examples:

Severe water leakage causing mould in a Bukit Batok flat.
Faulty wiring causing repeated power trips in a Kovan apartment.
Broken main door lock making the unit insecure.

6.2 Landlord vs Tenant Repair Responsibilities

Most TAs split repairs into:

Structural and major systems (landlord): walls, ceiling, main pipes, electrical systems, built-in fixtures.
Minor repairs (tenant): often up to a capped amount (e.g. the first S$150 per repair item), with the landlord covering the rest.[3]

Landlords cannot simply ignore substantial defects if the TA or general law places responsibility on them. Doing so may breach their contractual duty to provide a habitable home.

6.3 Practical Steps When Landlord Refuses Essential Repairs

Notify clearly in writing: Describe the issue, attach photos/videos, and request repair within a reasonable timeframe (e.g. 7 days for non-urgent, 24 hours for urgent).
Follow up with a second notice: Include TA clauses specifying repair responsibilities.
Temporary measures: For urgent issues like aircon breakdown during hot season, some tenants arrange repair first, then seek reimbursement with receipts, if TA allows.
Escalate: Consider mediation or SCT if the landlord’s refusal causes financial loss or health risk.[2][3][4]

Homejourney also helps landlords keep properties in good condition by connecting them to maintenance providers like Aircon Services , reducing disputes over neglected repairs.

7. Illegal Contractual Clauses and Unfair Landlord Practices

7.1 Tenancy Agreement Clauses That Raise Red Flags

While parties have freedom of contract, some clauses can be unreasonable or potentially unenforceable, especially if they undermine basic rights like quiet enjoyment or exclusive possession.[4]

Watch out for clauses that:

Allow the landlord to enter “at any time without notice for any purpose.”
Let the landlord raise rent mid-tenancy at their sole discretion (without new agreement).
Require you to bear all repair costs, regardless of cause or amount.
State that deposit is “non-refundable for any reason whatsoever.”

Some of these might still be legally challenged even if signed, especially where they conflict with core common law principles or are unfairly one-sided, but it is far safer to negotiate them before signing.

7.2 Illegal or Misleading Landlord Practices Around Contracts

Hiding key terms verbally: For example, promising “no rent increase” verbally but including a discretionary increase clause in the TA.
Pressuring you to sign immediately at a crowded café or after midnight home viewing with no cooling-off time.
Failing to stamp the TA despite collecting stamp duty from you.[7]
Misrepresenting approvals – e.g. claiming an HDB flat is approved for subletting when it is not.[5]

7.3 How to Guard Against Problematic Clauses

Read every clause carefully: Never rely only on summary messages.
Ask for changes: Deleting or amending a clause is common; landlords who refuse any change at all may be inflexible later.
Seek professional review: For high-rent properties or complex clauses, consider legal advice or consult experienced agents via .
Use Homejourney resources: Articles like 租约终止时的权利和义务替代方案指南｜Homejourney权威解析 explain break clauses and termination rights.

8. HDB vs Private: Special Landlord Restrictions and Illegal Subletting

8.1 HDB Landlords: Extra Rules and Illegal Landlord Actions

For HDB rentals in estates like Ang Mo Kio, Woodlands, or Bedok, landlords must comply with HDB subletting rules:[1][3][5]

Minimum rental period: 6 months per application.[5]
Maximum rental period per approval: 3 years, shorter if tenants are non-citizens.[5]
Maximum number of tenants: depends on flat size, typically 4–8.[1][3][5]
Non-citizen quota: cap on foreign tenants per block/estate.[1][3][5]

HDB landlords cannot legally:

Rent out the whole flat or bedrooms without HDB approval.
Exceed occupancy caps or non-citizen quotas.
Sublet while breaching the Minimum Occupation Period (MOP).

Tenants risk disruption if HDB orders the owner to stop illegal subletting. Always verify the HDB approval letter and alignment with your TA before moving in.

8.2 Private Property Landlords and Short-Term Rentals

For private condos and landed homes, URA’s rules generally prohibit short-term stays under 3 months for the whole unit.[4][8] Landlords cannot legally market such stays as normal residential leases, even if tenants are willing.

From January 2024 to end-2026, Singapore introduced temporary measures relaxing occupancy caps for larger private units (e.g. up to 8 unrelated tenants for units ≥90 sqm), but minimum 3-month tenancy rules still apply.[1][3][6]

8.3 Insider Tips to Avoid Illegal Subletting Situations

Check approvals: For HDB, request the HDB approval letter and verify names and duration.
Confirm lease term: If a landlord offers a 1- or 2-month “official” lease in a private condo, it may violate URA guidelines.
Observe the flat: If you see many unrelated roommates coming and going in a 3-room HDB unit, it may be exceeding occupancy limits.
Use platforms with verification: Homejourney’s Property Search and Projects Directory highlight compliant developments and help filter out suspicious offers.

9. What to Do If Your Landlord Violates Your Rights

9.1 Early Warning Signs of Problematic Landlords

Based on real experiences across estates from Clementi to Hougang, some consistent red flags appear:

Refusing to issue a written TA, insisting “we do by trust.”
Not willing to stamp the lease even after you pay stamp duty.[7]
Reluctant to provide HDB approval or proof of ownership.
Demanding large cash payments with no receipts.
Suggesting arrangements that obviously break rules (e.g. 1-month rental in a condo, or 10 unrelated tenants in a 3-room flat).

9.2 Step-by-Step Response When Rights Are Violated

Step 1 – Document everything
Save the TA, payment receipts, chat logs, photos and videos. Create a simple timeline of what happened.
Step 2 – Communicate clearly in writing
Describe the issue (e.g. unlawful entry, deposit withholding), reference TA clauses, and propose a resolution with a deadline.
Step 3 – Try informal resolution
Many misunderstandings, especially about cleaning or minor repairs, can be solved by clarifying expectations and splitting costs.
Step 4 – Mediation via CMC
For neighbour-like disputes (noise, behaviour, minor landlord–tenant issues), CMC offers a relatively quick, low-cost option.[2][3]
Step 5 – Small Claims Tribunals (SCT)
If there is a clear monetary claim (e.g. deposit refund, repair reimbursement), file a claim with SCT within the time limit. Costs are structured and lower than full civil suits.[3][4]
Step 6 – Seek legal advice
For complex cases (e.g. large sums, allegations of illegality, or potential criminal conduct), consult a lawyer.

9.3 Cost and Time Expectations

While exact costs vary, Homejourney’s tenant cost guides provide ballpark figures for:

SCT filing fees and service charges.[1][3]
Potential legal consultation fees.
Opportunity costs (time off work, alternative accommodation).

Because of these costs, many tenants and landlords choose mediation and negotiated settlements once they realise the legal process is real and enforceable.

10. Prevention: How to Avoid Problematic Landlords and Unsafe Rentals

10.1 Checklist Before You Sign a Lease

Use this simple prevention checklist before committing to any rental in Singapore:

Verify ownership: Ask for proof that the person signing as landlord is the legal owner.
Confirm approvals: For HDB, check subletting approval and non-citizen quota; for private, ensure minimum 3-month lease.
Review TA carefully: Look for red-flag clauses (unlimited access, non-refundable deposit, unilateral rent increases).
Clarify repair responsibilities: Especially the repair cap and what counts as “minor repairs.”[3]
Record unit condition: Photos/videos during viewing and immediately after key handover.