Property Damage Claims Against Tenants in Singapore usually involve proving that the tenant caused damage beyond fair wear and tear, quantifying repair costs with quotes, and then recovering these costs from the damage deposit (security deposit) or via the Small Claims Tribunals for claims up to S$20,000.[1][5]
This cluster guide builds on Homejourney’s main landlord–tenant rights pillar article by zooming in on one pain point: how to handle property damage claims against tenants, and what costs to expect and recover in Singapore. Whether you are a first-time landlord renting out a Clementi HDB, an investor with a condo in Paya Lebar, or a tenant in a Tiong Bahru walk-up, understanding how damage claims work helps you avoid expensive, stressful disputes.
What counts as tenant-caused damage vs fair wear and tear?
The starting point for any property damage claim is to separate fair wear and tear from tenant-caused damage. Under Singapore practice, tenants are usually not liable for fair wear and tear, but they are liable for damage caused by misuse, negligence, or breaches of the tenancy agreement.[1][2]
Fair wear and tear refers to the natural ageing and deterioration of the property from normal use. Examples in a typical 2-year lease include:
- Light scuff marks on living room walls
- Slightly faded curtains in a west-facing Queenstown flat from afternoon sun
- Minor scratches on parquet from normal furniture movement
- Normal yellowing of white plastic light switches over time
Tenant-caused damage (usually claimable) includes:[1][2][3]
- Large holes drilled in walls without permission (e.g. mounting a wall TV in a CBD condo without prior approval)
- Broken window panes or cracked shower screens
- Badly stained carpets from spills not cleaned promptly (e.g. red wine on a light-coloured rug)
- Burn marks on kitchen countertops from hot pots placed directly on laminates
- Severe mould in bathrooms caused by poor ventilation and lack of cleaning
From experience walking units in areas like Marine Parade and Bishan, the most common disputes I see involve:
- Wall repainting – landlords want a full repaint; tenants argue it is fair wear and tear.
- Aircon servicing – tenants skip quarterly servicing; compressors and fan coils get damaged.
- Furniture damage – chipped dining tables, torn sofas in fully furnished rentals.
Insider tip: During handover in older HDB blocks (e.g. Ang Mo Kio, Toa Payoh), expect more disputes over ageing fixtures. A detailed pre-tenancy inventory with photos is essential so everyone agrees what was already old versus newly damaged.
Legal basis for damage claims and using the security deposit
In Singapore, there is no specific standalone "Tenant Protection Act". Rights and obligations come mainly from:
- Tenancy agreement – sets out repair obligations, what counts as damage, and when the landlord can deduct from the security deposit.
- Common law – landlords may claim for breach of contract if tenants fail to keep the property in good and tenantable repair.
- Small Claims Tribunals – hears residential landlord–tenant disputes up to S$20,000 (or S$30,000 with written consent).[1][5]
Tenants usually pay a security deposit of 1 month’s rent for 1-year leases or 2 months for 2-year leases. This damage deposit belongs to the tenant and should be refunded at the end of the tenancy, after deducting any proven losses caused by the tenant’s breach (including property damage).[1][2]
Key points for both sides:[1][2]
- Landlords can only deduct reasonable amounts to remedy damage beyond fair wear and tear.
- The landlord should repair or clean first where practicable, instead of immediately replacing items.
- If replacement is necessary, it should be of similar value; landlords are not allowed to profit by upgrading at the tenant’s expense.
- Any deduction should be clearly explained and, ideally, discussed and agreed with the tenant.
Homejourney strongly encourages landlords using our rental search listings Property Search to adopt transparent, written clauses on damage and deposit use to build trust and avoid surprise deductions.
Cost guide: Typical repair costs and what you can reasonably claim
Every unit is different, but after many walkthroughs from Pasir Ris condos to Bukit Merah HDBs, common damage items fall into predictable cost ranges. These ballpark figures help you decide whether to claim against the tenant, absorb the cost, or negotiate a middle ground.
1. Painting and wall repairs
- Patch and touch-up small holes (e.g. from picture hooks): ~S$80–S$150 per room, depending on contractor.
- Full repaint of a 3-room HDB: typically S$1,000–S$1,500 for standard emulsion paint.
- Full repaint of a 3-bedroom condo: roughly S$1,800–S$2,800, depending on ceiling height and condition.
Fair wear and tear may justify partial touch-up, but heavy crayon marks, large unauthorised wall decals, or moisture damage from neglected leaks can justify tenant liability for part or all of repainting costs.
2. Flooring damage
- Minor polishing of parquet: S$400–S$800 for a small bedroom.
- Replacing broken tiles: around S$80–S$150 per tile inclusive of labour, more if tiles are discontinued.
- Vinyl plank replacement (scratched or swollen due to spills): S$300–S$800 for affected area.
A single smashed tile from dropping heavy gym weights in the living room of a Tanjong Rhu condo is typically recoverable as tenant-caused damage.
3. Built-in fixtures and appliances
- Standard cooker hob or hood replacement: S$400–S$900.
- Basic fridge replacement for a rental unit: S$600–S$1,000.
- Front-load washing machine: S$700–S$1,200.
Landlords should account for depreciation. A 7-year-old washing machine that fails after normal use is usually fair wear and tear. If a brand-new unit fails due to misuse (e.g. overloading ignoring manual), a partial claim may be fair, backed by a technician’s report.
4. Air-conditioning damage
Regular servicing is often a tenant obligation written into leases in Singapore’s humid climate. If tenants fail to arrange servicing and compressors or fan coils are damaged, landlords may claim:
- Quarterly servicing: ~S$60–S$120 per trip for 2–3 units.
- Chemical wash: S$80–S$150 per unit.
- Compressor replacement: easily S$900–S$1,600 per system.
Use Homejourney’s vetted partners for transparent pricing and documentation of damage via our aircon servicing page Aircon Services . Clear invoices help prove misuse and fair cost recovery.
5. Furniture and soft furnishings
- Replacing a broken dining chair (part of a set): landlord should claim only for the single chair, not the whole set.[2]
- Mattress with deep stains: S$300–S$800, depending on size and quality.
- Sofa damage (rips, cigarette burns): S$200–S$500 for upholstery repair, more for full replacement.
Insider tip: In many centrally located rentals (e.g. City Hall, Orchard fringe), landlords furnish with IKEA or similar brands. Keeping original receipts makes it easier to apportion a fair, depreciated value when claiming for damaged items.
Step-by-step: How to make a property damage claim against a tenant
To maximise your chances of a fair outcome (and avoid dragging each other to the SCT), follow this structured approach.
Step 1: Document condition at move-in and move-out
- Use a joint inventory checklist at the start of tenancy, with photos or videos of every room, appliance, and key furniture item.[1]
- Include serial numbers of major appliances, and note existing scratches, chips, or stains.
- Have both landlord and tenant sign and date the checklist.
At move-out, conduct a similar walkthrough and compare with the original checklist. Landlords using Homejourney rental listings can share checklists digitally via messaging with agents for full transparency.
Step 2: Obtain repair quotes and evidence
- Take clear photos and videos of all damage right after handover.
- Get at least 1–2 written quotes from contractors for each repair item.
- For disputed appliance or aircon failures, ask technicians to record findings (e.g. blocked filters, water damage) in writing.[2]
It is ultimately the landlord’s burden to prove damage due to tenant misuse or negligence.[2] Good documentation is crucial if the matter goes to mediation or the SCT.
Step 3: Present a detailed deduction statement
Before touching the damage deposit, landlords should send tenants a written breakdown:
- Each damaged item (with corresponding photos)
- Nature of damage and why it is beyond fair wear and tear
- Repair or replacement cost (attach quotes or invoices)
- Amount proposed to deduct from the security deposit
Many disputes settle at this stage if the explanation is clear and items are reasonably priced. Homejourney’s emphasis on a safe, trusted rental ecosystem means we encourage both parties to reply politely and keep written records of all messages.
Step 4: Negotiate or consider mediation
- If the tenant disagrees, invite them to propose an alternative (e.g. using their own contractor, sharing cost 50-50 for borderline items).
- For neighbour-related damage (e.g. noise complaints leading to police visits, common property issues), the Community Mediation Centre may help in resolving broader conflicts.
Experienced Singapore landlords often treat the deposit as a ceiling, not a target. Trying to “max out” deposit deductions erodes trust and can backfire at the SCT.
What if the security deposit is not enough? Small Claims Tribunals process
If damage costs exceed the security deposit, or the tenant refuses to pay, landlords may consider the Small Claims Tribunals (SCT).[1][5]
Basic SCT criteria for rental property damage claims include:[1][5]
- Residential property only (no commercial leases).
- Tenancy duration of at least 6 months for HDB or 3 months for private property, and not more than 2 years.[1]
- Damage occurred within the last 2 years.[1]
- Claim value up to S$20,000, or S$30,000 if both parties agree in writing.[1][5]
The Judiciary of Singapore states that SCT is designed for self-representation with lower filing costs compared to full court proceedings.[5] Landlords will need to pay a lodgement fee based on claim amount and attend a consultation or hearing.[1][5]
At the SCT, you should bring:
- Signed tenancy agreement
- Stamped lease (for leases of 1 year or more, where stamp duty applies under the Stamp Duties Act)
- Move-in and move-out checklists with photos
- Contractor quotes and invoices
- Any written communication about the damage and deposit
Tenants, in turn, can use the SCT if they believe landlords have unfairly withheld the security deposit for alleged damage that is actually fair wear and tear. Channels like CNA Property News often highlight such disputes to reinforce the need for documentation and clear expectations.[2]
Prevention: Clauses, checks and habits that minimise damage disputes
The safest way to deal with property damage is to prevent disputes before they arise. Homejourney’s safety-first approach recommends the following.
1. Screen tenants carefully
Landlords should prioritise tenant reliability over squeezing the highest rent. Use Homejourney’s guides on safer tenant selection:
- How to Screen Tenants Effectively in Singapore: Safer Alternatives How to Screen Tenants Effectively in Singapore: Safer Alternatives | Homejourney
- 10 Tenant Screening Mistakes Singapore Landlords Must Avoid 10 Tenant Screening Mistakes Singapore Landlords Must Avoid | Homejourney
- How to Screen Tenants Effectively in Singapore: Cost Guide How to Screen Tenants Effectively in Singapore: Cost Guide | Homejourney
Red flags from local experience include: frequent moves within a short period, reluctance to provide employment proof, or insistence on heavy alterations to the unit upfront.
