Property Damage Claims Against Tenants: Homejourney FAQ Guide

Property Damage Claims Against Tenants Guide FAQ: Quick Answer

In Singapore, landlords can make a property damage claim against tenants when damage goes beyond fair wear and tear, based on the tenancy agreement and common law, and may recover repair costs from the tenant's damage deposit (security deposit) or through the Small Claims Tribunals if the deposit is insufficient.[1][6]

Tenants, on the other hand, are generally not liable for reasonable ageing and usage of the property, but they must restore or compensate for any tenant-caused damage beyond that.[1]

How This FAQ Fits Into Homejourney’s Tenant & Landlord Rights Pillar

This article is a focused cluster in Homejourney’s broader Tenant and Landlord Rights in Singapore pillar. For a full walkthrough of rental law, eviction rules, and security deposits, you can refer to our main pillar guide on Tenant & Landlord Rights in Singapore .

Here, we zoom in specifically on property damage tenant issues: what counts as damage, how to calculate a damage claim, how to recover repair costs, and how the damage deposit can lawfully be used. Homejourney’s goal is to help both landlords and tenants resolve disputes safely and fairly, and to prevent problems before they happen.

1. What Counts as Property Damage vs Fair Wear and Tear?

In Singapore, the key question in any property damage claim against a tenant is whether the issue is fair wear and tear or actual tenant-caused damage beyond that.[1]

Fair Wear and Tear – Tenant Not Liable

“Fair wear and tear” refers to deterioration from normal, reasonable use and natural ageing of the property.[1] Typical examples in a Singapore flat include:

Faded wall paint after a 2-year lease in a Bishan 4-room HDB
Slightly worn laminates or hairline scratches on vinyl flooring in a Tiong Bahru walk-up
Minor discolouration of bathroom fittings from regular use
Normal mattress sagging or sofa fabric softening over time

If an issue falls under fair wear and tear, the tenant is generally not liable for the cost of replacement or repair.[1]

Damage Beyond Fair Wear and Tear – Tenant Usually Liable

Where the damage clearly exceeds reasonable usage, the tenant is usually liable to make good or compensate the landlord.[1] For example:

Broken bedroom door after a fight in a Punggol 3-room HDB
Cigarette burns on parquet flooring in a River Valley condo master bedroom
Heavy mould on walls due to the aircon never being serviced despite reminders
Missing dining chairs that were listed in the inventory
Large wall holes from improper mounting of TV brackets

Most Singapore tenancy agreements state that the tenant must keep the premises in good and tenantable repair, and return the property in substantially the same condition (subject to fair wear and tear).[1]

Insider Tip: Document Fair Wear and Tear From Day 1

In practice, many disputes happen because there was no proper move-in record. When I inspect units in older HDB blocks like Queenstown or Toa Payoh, I often see pre-existing hairline cracks and touch-up paint patches.

To protect both sides:

Use a detailed check-in inventory with photos at handover.
Note existing scuffs, stains, and chips clearly.
Sign and exchange the checklist on the same day as key collection.

Homejourney recommends landlords standardise this process across all their units to reduce arguments at move-out. You can store photos and documentation alongside your listing records and agent notes when you work with verified agents on Homejourney .

2. Can Landlords Use the Damage Deposit for Repair Costs?

The security deposit (commonly 1 month’s rent per year of lease) can be used to offset repair costs recovery for damage beyond fair wear and tear, but only to a reasonable and justifiable extent.[1]

When Deductions from Damage Deposit Are Allowed

According to Singapore legal practice, landlords may deduct from the deposit when:[1]

There is clear damage beyond fair wear and tear; and
The deduction is for actual, evidenced repair or replacement costs; and
The tenancy agreement allows using the security deposit to offset such losses.

Landlords should:

Get itemised quotations or invoices (e.g. S$150 for repainting one feature wall in a Tampines condo living room).
Replace items with similar quality, not a superior upgrade (e.g. cannot charge for replacing a basic fan with a designer ceiling fan if the original was basic).[1]
Discuss deductions with the tenant and provide receipts where possible.[1]

When Deductions Are Not Appropriate

Deductions should not be made for:

Normal ageing such as minor yellowing of walls in a 10-year-old HDB flat.
Replacing old furniture with brand-new high-end items far exceeding original value.[1]
Major building defects (e.g. structural ceiling cracks) unrelated to tenant conduct.

If a tenant disputes the deduction, both parties should try to resolve it through negotiation or mediation before escalating.

Practical Example: Aircon Damage vs Wear and Tear

A common dispute is air-conditioning. In a resale condo in Sengkang, for example, older units may have aircons that are already 8–10 years old.

If the aircon stops cooling despite regular servicing (e.g. every 3 months as per the lease), this is often treated as wear and tear.
If the tenant ignored servicing obligations, leading to a burnt compressor and water damage, the landlord may claim repair costs from the deposit.

To minimise such issues, landlords can recommend reliable servicing options and tenants can pre-book regular servicing with vetted providers via Homejourney’s partner maintenance recommendations Aircon Services .

3. Step-by-Step: How to Make a Property Damage Claim Against a Tenant

If you are a landlord facing tenant-caused damage, follow this structured approach to protect your rights while staying fair.

Step 1: Document the Damage Thoroughly

Right after you regain possession (usually on or just after handover day):

Take clear timestamped photos and videos of all damage, including close-ups.
Compare against the original handover inventory and check-in photos.
Note whether the damage affects safety (e.g. exposed wiring, broken balcony glass).

For example, if a tenant in an HDB flat in Jurong West leaves deep scratches on the corridor gate or breaks the kitchen cabinet doors, document each item separately.

Step 2: Get Quotations and Estimate Repair Costs

Obtain at least one, preferably two, quotes from contractors for major repairs. Include:

Labour and materials (e.g. S$250 to repair and repaint a damaged corridor wall).
Any urgent safety works (e.g. S$120 to fix exposed electrical socket).

For investors holding multiple units, anchoring your cost benchmarks using past project data and typical renovation costs can help. You may refer to Homejourney’s project insights and rental market benchmarks via Projects Directory to understand typical specifications and finishing standards in similar projects.

Step 3: Notify the Tenant in Writing

Before unilaterally deducting from the damage deposit, send a written notice (email + messaging app) stating:

The specific damage items and relevant tenancy clauses.
Photo evidence and repair quotations.
Whether you are asking the tenant to repair or proposing to deduct from the deposit.
A response deadline (commonly 7–14 days).

Singapore legal guidance suggests that many tenancy agreements require the landlord to give the tenant time to arrange repairs before deducting from the deposit.[1]

Step 4: Decide on Repair vs Deduction

Options include:

The tenant arranges and pays for repairs, subject to landlord approval of contractor and workmanship.
The landlord arranges repairs and deducts actual cost from the deposit with receipts.[1]
Parties compromise (e.g. each share part of the cost for borderline cases).

Homejourney encourages transparent written agreements on the final deduction amount to avoid later disputes.

Step 5: If the Damage Deposit Is Insufficient

If the cost of tenant-caused damage exceeds the security deposit, the landlord may pursue the balance via legal avenues. For residential tenancies that meet certain criteria (e.g. duration and claim size), the case may be filed at the Small Claims Tribunals for amounts up to S$20,000 (or S$30,000 with written agreement).[1][6]

For eviction-related issues and enforcement of damage claims, see also Homejourney’s guide to eviction processes and tenant mistakes and our SCT application walkthrough SCT小额钱债法庭申请指南：Homejourney处理问题租客权威攻略 .

4. What Tenants Should Do If Accused of Causing Property Damage

Tenants in Singapore often feel pressured when confronted with large or vague damage claims. You still have rights, even without specific “tenant protection” legislation; your rights arise from common law, your contract, and general civil procedures.

Check Whether It’s Fair Wear and Tear

Ask yourself:

Is the item old or near end-of-life? (e.g. 10-year-old fridge in a mature HDB estate)
Did you use it normally, without misuse or negligence?
Was the defect already present at move-in (check your photos)?

If yes, you can politely explain that this should count as fair wear and tear and propose no or partial deduction.[1]

Request Evidence and Itemisation

You are entitled to:

See photos or videos of the alleged damage.
Ask for repair quotations or invoices.
Clarify how each deduction was calculated.

Respond in writing, acknowledging genuine damage where appropriate and negotiating on borderline items. Having all communication in email helps if the case later goes to SCT.

Escalation Options for Tenants

If you believe the landlord’s claim is unreasonable:

Suggest using the Community Mediation Centre (CMC) for structured mediation before litigation.
File a claim or defence at the Small Claims Tribunals if the landlord is withholding your entire deposit unfairly.[6]
For serious disputes or complex leases (e.g. serviced apartments or corporate leases), seek independent legal advice.

Homejourney’s guides on landlord disputes and mediation provide a step-by-step overview of the CMC–SCT path.

5. Legal Remedies and SCT Process for Property Damage Claims

Property damage disputes are among the most common issues heard by the Small Claims Tribunals (SCT) for residential tenancies in Singapore.[1][6]

When Can Property Damage Claims Go to SCT?

According to the Singapore Courts, the SCT can generally hear residential tenancy disputes if:[1][6]

The tenancy is for residential property.
The lease duration falls within the SCT’s specified range (commonly 3–24 months for private and 6–24 months for HDB, subject to current rules).[1]
The damage occurred within the last 2 years.[1]
The total claim amount does not exceed S$20,000 (or S$30,000 where both parties agree in writing).[6]