Security Deposit Guide: Getting Your Money Back in Singapore | Homejourney
To get your security deposit back in Singapore, conduct a joint handover inspection, document the property condition with photos, and request a refund in writing within 14 days of vacating. Landlords must return it minus legitimate deductions like unpaid rent or damages beyond fair wear and tear, per common market practice and tenancy agreements[1][2][3].
This Security Deposit Guide: Getting Your Money Back in Singapore is a focused cluster article supporting Homejourney's pillar on Complete Guide to Tenant Rights in Singapore 2026. As a platform prioritizing user safety and trust, Homejourney verifies rental listings to help first time renting users avoid disputes and make confident decisions.
What is a Security Deposit in Singapore Rentals?
A security deposit is a refundable payment from tenants to landlords, typically 1-2 months' rent, to cover potential breaches like unpaid rent or property damage[1][3]. There is no statutory cap, but market norms keep it at 2 months maximum for competitiveness[1][2]. For HDB flats, it's often 1 month after HDB subletting approval; private properties may require 2 months[1].
Pay it at tenancy agreement (TA) signing or start via bank transfer for records. Always get a receipt specifying it's a security deposit, not rent advance[1][2]. Homejourney's rental search features transparent listings with clear deposit terms.
Legal Framework: No Rental Act, But Clear Rules Apply
Singapore has no dedicated Rental Act; protections come from contract law, common law, and the Stamp Duties Act (0.4% stamp duty on TAs over 1 year)[1]. Landlords must return deposits in a "reasonable time," typically 7-14 days post-handover, minus valid deductions[1][2][3][4].
Legitimate uses include offsetting unpaid rent or repairs beyond fair wear and tear (e.g., not normal scuffs on walls)[3]. Unjust withholding can lead to Small Claims Tribunal (SCT) claims up to S$20,000[1][3]. For HDB, follow subletting rules via HDB portal.
Step-by-Step: How to Secure Your Deposit Refund
Follow this rental checklist for new renter guide success:
- Before Signing: Negotiate deposit in TA; specify return timeline (e.g., 14 days) and deductions. Review with Tenancy Agreement Red Flags: What First-Time Renters Must Negotiate | Homejourne... ">Tenancy Agreement Red Flags[3].
- Handover In: Do joint inventory with photos/videos. Note existing issues like minor paint chips.
- During Tenancy: Report repairs promptly; keep records. Use Rental Viewing Checklist habits ongoing.
- Handover Out: Schedule joint inspection 1-2 days before vacating. Clean thoroughly; document spotless condition.
- Request Refund: Send written email: "Please refund S$X deposit to [account] within 14 days per TA." Attach photos.
Insider tip for beginner rental: In areas like Tanjong Pagar, demand high—tenants with strong docs get refunds faster. Connect with Homejourney agents at https://www.homejourney.sg/agents for vetted properties.
Common Deductions: What Landlords Can and Can't Claim
| Allowed Deductions | Not Allowed (Fair Wear & Tear) |
|---|---|
| Unpaid rent Stains from spills Broken fixtures (tenant-caused) | Faded paint Light carpet wear Door handle looseness from use |
Landlords need receipts/proof for repairs[1][3]. No proof? Full refund due. For HDB vs private: HDB often stricter on deductions post-approval[1].
What If Landlord Delays or Withholds? Escalation Steps
Warning signs: No response post-14 days, vague deduction emails. Document everything—emails, photos, TA.
- Communicate: Polite written reminder. Template: "As per TA clause X, please refund by [date] or explain deductions with invoices."
- Mediate: Try Community Mediation Centre (free, quick)[1].
- SCT Claim: File online at State Courts (S$10-50 fee, up to S$20k, no lawyers needed). Must be in Singapore; decisions final[3]. See Rental Dispute Resolution in Singapore: Complete Guide | Homejourney ">Rental Dispute Resolution Guide.
- Legal Aid: If over SCT limit, consult lawyer (costs S$1k+; weigh vs deposit size)[3].
Avoid common pitfalls like withholding last rent—risks counterclaims[3]. Homejourney's verified listings reduce risks; browse at https://www.homejourney.sg/search?status=For+Rent.
Prevention Tips for First-Time Renters
- Insist on joint check-ins/outs; never skip.
- Photograph everything—timestamps on.
- Negotiate TA clauses: e.g., "No deductions without receipts." Link to First Time Renting in Singapore: Complete Checklist | Homejourney ">First Time Renting Checklist.
- Choose tenant-friendly landlords via Homejourney's agent matches.
- For investors: Hold deposits separately; report retained sums to IRAS as income[1]. Check bank rates for financing.
Renting tips: Expats in Orchard often face 2-month deposits—use pros for smooth returns. Homejourney builds trust through transparency, listening to user feedback for safer rentals.
FAQ: Security Deposit Questions for Singapore Tenants
Q: How long for security deposit refund in Singapore?
A: Typically 14 days post-vacate, per TA and practice. Specify in contract[1][2][4].
Q: Can landlords deduct for cleaning?
A: Only if excessive mess beyond normal; need quotes/proof. Fair wear excluded[3].
Q: What if I'm overseas for SCT?
A: Engage lawyer for Magistrate's Court; SCT requires presence[3].
Q: HDB security deposit rules?
A: 1 month norm post-HDB approval; same deduction rules[1].
Q: Is deposit taxable?
A: No if refunded; retained parts are landlord income[1].
Master your Security Deposit Guide: Getting Your Money Back in Singapore with Homejourney. For full tenant rights, read our pillar guide. Search safe rentals now at https://www.homejourney.sg/search?status=For+Rent or agents at https://www.homejourney.sg/agents. Disclaimer: Not legal advice; consult professionals.
