Disclaimer: This guide provides general information on Singapore rental practices and law. It is not legal advice. For specific cases, always consult a qualified lawyer or the relevant authorities.
When a tenant causes damage to a rented property in Singapore, both landlords and tenants often feel stressed and confused about who should pay, how much is fair, and what to do if there is disagreement. For many, the first real conflict happens only at handover, when the landlord wants to use the damage deposit (security deposit) to cover repairs, and the tenant insists it is just normal wear and tear.
This Homejourney Property Damage Claims Against Tenants Guide is written to be the definitive, practical reference for both landlords and tenants. It explains how property damage tenant liability works in Singapore, how damage claims are assessed, what counts as fair wear and tear, how repair costs recovery usually works, and what to do when disputes arise.
Drawing on Singapore law, court procedures, and real rental experiences from areas like Queenstown, Tampines, Punggol and Tiong Bahru, this guide is designed to help you:
- Understand your rights and obligations as a tenant or landlord
- Prevent disputes through proper documentation and inspections
- Handle damage claims step-by-step, from negotiation to the Small Claims Tribunals
- Use Homejourney to find safer rentals and more responsible tenants
Table of Contents
- 1. Core Concepts: Property Damage, Wear and Tear, and Security Deposits
- 2. Legal Framework for Property Damage Claims in Singapore
- 3. Common Types of Tenant-Caused Damage (with Local Examples)
- 4. How to Assess Damage vs Fair Wear and Tear
- 5. Step-by-Step: Making a Property Damage Claim Against a Tenant
- 6. What Tenants Should Do When Facing a Damage Claim
- 7. Using the Security Deposit (Damage Deposit) Correctly
- 8. Dispute Resolution: Negotiation, Mediation, and Small Claims Tribunals
- 9. Prevention: Inspections, Clauses, and Safer Tenant Selection
- 10. Homejourney Tools to Protect Landlords and Tenants
- 11. FAQ: Property Damage Tenant Claims in Singapore
1. Core Concepts: Property Damage, Wear and Tear, and Security Deposits
1.1 What counts as "property damage" by a tenant?
In Singapore, a tenant is generally obliged to keep the premises in a good and tenantable condition during the lease, subject to fair wear and tear.[1] Property damage by a tenant usually refers to:
- Physical harm to the premises or fixtures beyond normal usage (e.g. cracked tiles from dropping heavy objects, holes in walls, broken windows)
- Neglect that leads to deterioration (e.g. mould due to poor ventilation and lack of cleaning)
- Unauthorised alterations that cause loss (e.g. hacking walls or drilling into structural elements without permission)
This is different from defects due to age, humidity, and typical use in Singapore’s climate, which are often considered wear and tear.
1.2 What is "fair wear and tear"?
Fair wear and tear describes the natural deterioration that occurs when a tenant uses the property in a normal, reasonable way over time.[1] Examples in Singapore homes include:
- Faded paint in a west-facing bedroom in Jurong after a 2-year lease
- Slight scratches on parquet flooring in an older Tiong Bahru walk-up
- Minor discolouration of grout in a commonly used bathroom
Most tenancy agreements include a clause like “tenant to keep premises in good and tenantable repair, fair wear and tear excepted”.[1] That means the tenant is not liable for deterioration that is reasonably expected from careful use.
1.3 What is a security deposit (damage deposit) and how is it used?
In Singapore, the security deposit—often called the damage deposit—is typically:
- 1 month’s rent for a 1-year lease
- 2 months’ rent for a 2-year lease (common for condos in areas like Punggol, Bedok, Clementi)
The landlord holds the deposit and may use it to offset:
- Unpaid rent
- Repair costs for damage beyond fair wear and tear
- Other breaches specified in the tenancy agreement
Landlords should not profit from the deposit and may only claim amounts that are reasonably necessary to restore the property or cover proven loss.[1] Any unused balance must be refunded to the tenant, typically within a specified period (e.g. 14–30 days after handover) if stated in the agreement.
2. Legal Framework for Property Damage Claims in Singapore
2.1 Contract and common law basis
Singapore does not have a single “tenant protection” statute. Rights and obligations arise mainly from:
- The tenancy agreement (private contract terms)
- Common law principles of landlord–tenant relationships
- Specific statutes in related areas (e.g. Stamp Duties Act, HDB rules)
According to local legal practice, tenants are typically responsible for keeping the premises in repair, except for fair wear and tear.[1] Landlords may claim damages if the tenant breaches these duties, including where the tenant caused damage to the property.
2.2 Small Claims Tribunals (SCT) for damage disputes
The Small Claims Tribunals handle many landlord–tenant claims, including property damage, provided certain conditions are met.[1][5]
If a landlord’s property damage claim exceeds these limits, they may need to go to the Magistrate’s Court or District Court instead.[2]
2.3 HDB vs private property considerations
For HDB flats, landlords must comply with HDB subletting rules (including minimum occupation period and registration of tenants). Damage claims still follow contract and common law principles, but landlords must ensure that repairs (e.g. hacking, window replacement) comply with HDB’s technical requirements.
For private condos and landed homes, MCST by-laws and URA use guidelines may affect what works are allowed (for example, external aircon trunking, balcony changes). Damage that leads to MCST penalties may be claimable from the tenant if the tenant caused the breach and this is covered by the tenancy terms.
2.4 Related regulations and agencies
- Stamp Duties Act: Leases of 1 year or more must be stamped, typically by the tenant, with stamp duty at 0.4% of total rent for the period of the lease (subject to IRAS rules). This does not directly control damage claims but is part of a properly documented tenancy.
- IRAS rental income tax: Landlords must declare rental income, but they can generally deduct allowable expenses, including repairs due to tenant damage (subject to IRAS guidelines).
- Community Mediation Centre: Offers voluntary mediation for neighbour and some landlord–tenant disputes before going to court.
- State Courts / SCT: Formal venue for resolving disputes when negotiations fail.[5]
3. Common Types of Tenant-Caused Damage (with Local Examples)
3.1 Typical damage scenarios in Singapore rentals
From everyday Homejourney users’ experiences and local practice, common tenant caused damage scenarios include:
- Flooring damage: Deep scratches on marble flooring in a Robertson Quay condo from dragging furniture, or swollen laminate flooring in a Pasir Ris HDB due to unreported water leakage.
- Walls and paint: Large holes from TV brackets in a Paya Lebar condo without landlord consent; graffiti or crayon markings that require full repainting.
- Built-in carpentry: Broken wardrobe doors or kitchen cabinets in a Bukit Panjang unit due to misuse or forcing hinges.
- Appliances: Burnt induction hob from leaving pots unattended; broken washing machine drum from overloading with heavy textiles.
- Air-conditioning: Compressor damage because of prolonged non-servicing despite tenant’s contractual duty to service every 3 months.
3.2 Damage vs lifestyle realities (local nuances)
Living in Singapore presents unique conditions: high humidity, heavy rain, intense sun. These affect how “damage” is perceived:
- In high-humidity areas like Woodlands or Admiralty, light surface mould on walls may be considered wear and tear if the tenant ventilated reasonably; but heavy mould due to windows always being shut and no cleaning may be treated as tenant negligence.
- Sun-facing balconies in Punggol may show paint fading or slight warping of outdoor furniture—often wear and tear if the landlord supplied those items originally and they are old.
- Older pre-war or conserved walk-up units around Tiong Bahru often have more fragile tiles and fittings; landlords and tenants should realistically accept some wear, but deliberate or careless damage is still claimable.
3.3 Hidden damage discovered at handover
Many disputes start when landlords discover damage only at the final inspection. Common examples:
- Stains on mattresses (provided furnished) covered by mattress protectors
- Water damage inside vanity cabinets due to unreported leaks
- Bedroom door frames cracked by slamming or forced locking
Because such issues are often uncovered only when the unit is empty, a detailed check-in inventory and photo record is essential for fair damage claim assessment.[1]
4. How to Assess Damage vs Fair Wear and Tear
4.1 Simple rule of thumb
A practical rule in Singapore rentals:
- If the issue would likely have happened anyway over the same period with normal, careful use, it is usually wear and tear.
- If the issue arose from misuse, neglect, or deliberate action, it is usually tenant-caused damage and may justify a damage claim.[1]
4.2 Example comparison table
4.3 Life expectancy of common items
To assess whether a repair cost recovery is reasonable, landlords should consider the age of fixtures and appliances. As a practical guideline (not law):
- Paint: 3–5 years in Singapore’s climate
- Laminate flooring: 8–10 years depending on quality and use
- Aircon units: about 8–12 years with regular servicing
- Mattress: roughly 6–8 years
If a 9-year-old fridge fails while a tenant is living there, it may be fair wear and tear. If a new fridge is dented heavily because the tenant stood on it to reach cabinets, a damage claim is more reasonable.
4.4 Evidence landlords should keep
To support a fair assessment, landlords should prepare:
- Check-in inventory with photos and written notes[1]
- Date-stamped videos when handing over keys
- Servicing records (e.g. aircon, water heater) where applicable
- Receipts for original items and previous repairs
Tenants should keep their own copies as well. Homejourney encourages both parties to upload and store such documentation securely where possible.
5. Step-by-Step: Making a Property Damage Claim Against a Tenant
5.1 Before making a claim: conduct a proper handover inspection
When the lease ends, landlords should:
- Arrange a joint inspection with the tenant, ideally 7–14 days before lease expiry so minor issues can still be fixed.
- Bring the original inventory, photos, and tenancy agreement clauses.
- Walk through room by room, checking walls, floors, appliances, and furniture.
- Record new photos or video of any damage and note tenant’s comments.
In practice, many landlords in Singapore do a first inspection when the unit is still furnished, then a second one on the day of key return after the tenant has moved out completely.
5.2 Documenting damage clearly
For each suspected item of damage:
- Take clear, close-up photos and a wider-angle shot to show location.
- Note the date and time, ideally with geotagging enabled.
- Refer back to check-in photos to compare condition.
- Link the issue to relevant clauses (e.g. “keep walls in good condition”, “no drilling without landlord’s consent”).
Homejourney recommends sending a written summary to the tenant within a few days of inspection, listing each issue and the proposed remedy.
5.3 Getting repair quotations
To keep any damage claim reasonable and defensible, landlords should:
- Obtain at least 2 independent quotations for significant repairs (e.g. full repainting, floor replacement).
- Use licensed contractors for critical systems like aircon, electricals and plumbing. For air-conditioner repair or servicing, see Aircon Services .
- For minor items (e.g. replacing a damaged chair), consider current market prices for similar quality—not premium upgrades.
Landlords should share copies of quotations with tenants when requesting deduction from the damage deposit to maintain transparency and trust.
5.4 Issuing a formal damage notice to the tenant
Before resorting to legal action, issue a written damage claim notice. It should include:
- Property address and lease period
- Reference to relevant tenancy agreement clauses
- List of each damaged item, with short description and photo references
- Repair estimates or invoices
- Amount proposed to be deducted from the security deposit and any additional sum claimed
- A deadline for response (e.g. 7–10 days)
This can be sent via email and messaging apps, but email is strongly preferred for evidence. Homejourney’s emphasis on documentation protects both parties.
5.5 Using the security deposit to recover repair costs
If the tenant agrees to the claim or does not dispute it, the landlord can:
- Deduct the approved amount from the damage deposit
- Refund the balance (if any) within the agreed timeframe
- Provide a breakdown of the deduction for transparency
Legal guidance in Singapore emphasises that deductions must be reasonable and discussed with the tenant.[1] If the tenancy agreement requires giving the tenant a chance to repair first, landlords must comply.
5.6 If the security deposit is insufficient
If the cost of tenant-caused damage exceeds the deposit and the tenant refuses to pay more, the landlord may consider legal remedies.[1][2]
- Attempt informal negotiation or mediation (e.g. Community Mediation Centre)
- File a claim at the Small Claims Tribunals if conditions are met[5]
- For higher sums or more complex cases, seek legal advice on filing in the civil courts[2]
For a structured escalation overview, see Homejourney’s guide: SCT小额钱债法庭申请指南：Homejourney处理问题租客权威攻略 .
6. What Tenants Should Do When Facing a Damage Claim
6.1 Stay calm and ask for details
If your landlord sends a damage claim that you feel is unfair, respond promptly and politely. Ask for:
- Specific items being claimed
- Photos or videos of the alleged damage
- Copies of quotations or invoices
- Which clauses of the tenancy agreement they are relying on
Request this in writing (email) so you have a clear record if the dispute escalates to SCT.
6.2 Compare against move-in records
Tenants should keep their own check-in photos and videos. When assessing the landlord’s claim:
- Compare before-and-after condition carefully
- Highlight pre-existing defects that were already present
- Point out items that you consider fair wear and tear (e.g. light scuffs after 2 years)
This is especially important in older flats in estates such as Ang Mo Kio or Hougang, where some fixtures may already have visible age-related wear.
6.3 Offer to repair or propose a compromise
Most tenancy agreements allow tenants to make good damage themselves, subject to quality standards and timing. Tenants can:
- Offer to repaint walls using a professional contractor
- Replace a broken appliance with a similar model (not cheaper/lower spec)
- Negotiate a reduced sum based on item age and realistic repair needs
Homejourney recommends putting any agreement in writing, including a clear statement that the landlord will not pursue further claims once the agreed repairs or payments are completed.
6.4 When to escalate as a tenant
If you believe your landlord is:
- Wrongly treating fair wear and tear as damage
- Over-claiming repair costs
- Refusing to refund any portion of the damage deposit without justification
you can:
- Suggest mediation at the Community Mediation Centre
- File a claim at the Small Claims Tribunals for return of the deposit or to dispute excessive deductions, within the SCT limits[5]
- Seek legal advice for complex or high-value disputes
For a broader overview of handling landlord disputes as a tenant, see .
7. Using the Security Deposit (Damage Deposit) Correctly
7.1 Landlord obligations when holding a deposit
Best practice (and often contractual) duties for landlords include:
- Holding the security deposit in a separate account, not mixing it with personal funds
- Not using it during the tenancy except as expressly allowed (e.g. with mutual agreement)
- Returning it promptly after handover, less justified deductions
Carrying out a transparent breakdown of deductions and sharing invoices reinforces trust and aligns with Homejourney’s safety-first principles.
7.2 What can be deducted from the deposit?
Subject to the tenancy agreement and Singapore legal norms, landlords may deduct:
- Unpaid rent and agreed late charges
- Repair costs for tenant-caused damage beyond fair wear and tear[1]
- Costs to restore unauthorised alterations (e.g. removing partitions, repainting bold colours to original neutral)
- Professional cleaning if the unit is left in significantly dirty condition (not minor dust)
They should not deduct for:
- Normal ageing (e.g. faded curtains from sun in a west-facing unit)
- Upgrading items to higher specifications (e.g. replacing a standard hob with a luxury model and charging the full amount)
7.3 How long can a landlord hold the deposit after handover?
There is no fixed statutory deadline in Singapore, so the tenancy agreement governs. Common timelines:
- 14 days after handover
- 30 days if major repairs require further inspection or MCST approval
Tenants should check their agreements and, if unclear, request a written confirmation of when the deposit will be released.
8. Dispute Resolution: Negotiation, Mediation, and SCT
8.1 Try negotiation first
Most damage deposit disputes can be resolved by:
- Sharing evidence (photos, videos, before/after comparisons)
- Discussing reasonable repair options and quotes
- Splitting costs in borderline cases to avoid escalation
Homejourney encourages users to document agreements clearly and keep tone respectful. Aggressive messages often backfire if later shown to the Tribunal.
8.2 Community Mediation Centre
If direct talks stall, parties may turn to the Community Mediation Centre (CMC). Mediation is voluntary, confidential, and generally cheaper and faster than court. Outcomes are mutually agreed and help preserve relationships.
8.3 Small Claims Tribunals (SCT) process for damage claims
When negotiation fails and the dispute falls within SCT jurisdiction, either landlord or tenant may file a claim.[1][5] Key points:
- Who can file: Landlords claiming repair costs or tenants claiming return of deposit.
- Filing: Submit claim online via the Community Justice and Tribunals System (CJTS).[5]
- Fees: Lodgement fees depend on claim amount (refer to official Judiciary guidance).[5]
- Hearing: Usually informal; parties present documents, photos, quotations, messages.
- Outcome: Tribunal may order payment of a specific amount, or partial acceptance of the claim.
For detailed SCT steps (in Chinese) tailored to landlord disputes, see SCT小额钱债法庭申请指南：Homejourney处理问题租客权威攻略 .
8.4 When to seek legal advice
Consider engaging a lawyer when:
- The claim amount exceeds SCT limits
- There are complex issues (e.g. structural damage, multiple parties, insurance involvement)
- You are unsure how to interpret certain contractual clauses
Legal fees can be significant, so weigh costs against the disputed amount. For many everyday disputes under S$20,000, SCT remains the main pathway.
9. Prevention: Inspections, Clauses, and Safer Tenant Selection
9.1 Key tenancy agreement clauses to manage damage risk
To reduce the risk of property damage disputes, ensure your tenancy agreement clearly addresses:
- Maintenance obligations: Who handles minor repairs (e.g. under S$150 per item) vs major repairs, and how quickly issues must be reported.
- Aircon servicing: Frequency (often every 3 months), responsibility (usually tenant), and consequences for failure.
- Alterations: Whether painting, drilling, or installing fixtures is allowed and how reinstatement works at end of lease.
- Inspection rights: Reasonable notice for landlord to inspect condition (e.g. once every 3–6 months).
- Deposit handling: Amount, permitted uses, and timeline for return.
For a broader tenancy template and common pitfalls, refer to 新加坡租赁合同模板与常见陷阱：Homejourney避坑指南 .
