Tenancy Agreement Template & Key Clauses for SG Landlords | Homejourney
This definitive guide equips Singapore landlords with everything needed to create a robust tenancy agreement template, understand critical rental agreement clauses, and protect their investments. Homejourney prioritizes your safety and trust by verifying rental data and connecting you with verified agents for seamless transactions.
Drawing from official CEA templates and Singapore regulations, we cover standard tenancy structures, HDB rules, stamp duty, and dispute resolution. Whether you're renting a condo in Orchard or an HDB flat in Jurong, this pillar resource ensures compliant, problem-free leasing.
Table of Contents
- Executive Summary
- Understanding Tenancy Agreements in Singapore
- Official Tenancy Agreement Templates
- Key Clauses in Rental Agreements
- Customizing Your Lease Template
- HDB Rental Rules
- Stamp Duty and Taxes
- Landlord Obligations and Rights
- Tenant Screening Best Practices
- Handling Disputes and Evictions
- Advanced Best Practices
- FAQ
- Next Steps with Homejourney
Executive Summary
Singapore's rental market thrives without rent controls, with private residential tenancies requiring a minimum 3-month term. The Council for Estate Agencies (CEA) provides a free tenancy agreement template for private residential properties, dividing it into Schedules, Operative Part, and Annexures for clarity.[3][6]
Key protections include security deposits (typically 2-3 months' rent), problem-free periods for condition reports, and diplomatic clauses for expats. Homejourney verifies tenant-agent matches via our agent directory, ensuring trusted rentals amid 2026's competitive market where median HDB rents hit S$3,500.Straits Times Housing News
Understanding Tenancy Agreements in Singapore
A rental contract landlord document outlines rights, rent, and responsibilities. While not legally mandated, written agreements prevent disputes under common law principles. CEA recommends their template for private properties, excluding HDB which has separate rules.[3][6]
URA caps occupancy at 6 unrelated persons per unit. Minimum tenancy: 3 months for privates; HDB requires 6 months minimum sublet.[1][3]
Why Use a Standard Tenancy Agreement?
- Reduces ambiguity on rent, maintenance, termination.
- Enables stamp duty (0.4% annual rent for 1+ year leases) via IRAS.[6]
- Supports Small Claims Tribunal claims up to S$20,000.
Homejourney's verified listings on our rental search pair perfectly with solid agreements.
Official Tenancy Agreement Templates
CEA's template is the gold standard for lease template needs.[3][6] It includes:
| Section | Purpose |
|---|---|
| Schedule | Negotiable items: rent, term, deposit. |
| Operative Part | Standard obligations, quiet enjoyment. |
| Annexures | Inventory, condition report, house rules. |
Download from CEA; customize via tools like LawDepot for basics.[1][3]
Sample Template Structure
Parties: Landlord/Tenant names, NRICs. Premises: Address, bedrooms. Term: e.g., 12 months from DD/MM/YYYY. Rent: S$X/month on 1st, advance.[3]
Key Clauses in Rental Agreements
Prioritize these rental agreement clauses for protection:
| Clause | Details | Landlord Benefit |
|---|---|---|
| Rent Payment | Amount, due date, method (GIRO preferred). | Late fees after 5 days. |
| Security Deposit | 2-3 months; refund post-inspection. | Covers damages. |
| Diplomatic Clause | Tenant exit after 6-12 months' notice. | Balances expat needs. |
| Maintenance | Tenant minor repairs; landlord structural. | Prevents neglect. |
| Termination | 1-2 months' notice; no early exit sans clause. | Stability. |
From CEA template: Problem-Free Period (e.g., 7 days) for condition reports.[3][1]
Must-Have Optional Clauses
- Pet prohibition; subletting ban.
- En bloc provisions for condos.
- Option to Renew at market rate.[2][3]
Customizing Your Lease Template
Start with CEA's PDF; add specifics like parking, furnishings. For furnished units, attach inventory list.[3]
Insider tip: In high-demand areas like Tanjong Pagar condos (rents S$5,000+), include aircon maintenance clauses – link to Homejourney aircon services for post-rental checks.
- Fill Schedule: Rent S$4,000/month, 24-month term.
- Annex condition report with photos.
- Sign with witnesses; stamp if >1 year.
HDB Rental Rules
HDB subletting needs approval; min 6 months, whole flat or rooms to Singaporeans/PRs/expats.[6] Use HDB template, not CEA private one. Max 6 unrelated tenants; notify HDB within 7 days.[HDB official].
Example: 4-room HDB in Bedok – rent S$3,200; ensure no unauthorized sublet.
Stamp Duty and Taxes
Leases ≥1 year: 0.4% of annual rent (e.g., S$4,000 rent = S$192/year).[IRAS]. Pay within 14 days via IRAS e-Stamping. Landlords declare rental income; deductions for repairs, agent fees.[6]
Homejourney's bank rates tool helps investor-landlords optimize financing alongside rental yields.
Landlord Obligations and Rights
Core Obligations from CEA Template
- Pay taxes, rates, conservancy (unless tenant agrees).
- Ensure quiet enjoyment if rent paid.
- Provide fit premises.[3]
Rights
- Inspect with 24-48 hours' notice.
- Evict for non-payment after notice.
- Recover damages via deposit/Tribunal.
Practical: For Orchard Road units, specify no home businesses to comply with URA.
Tenant Screening Best Practices
Verify employment, income (3x rent), references. Use Homejourney's verified tenant leads from rental search.
- Request NRIC/passport, work pass.
- Check credit via agent.
- Joint tenants? All sign.
Red flag: No income proof – common in expat scams.
Handling Disputes and Evictions
Start with mediation at Community Mediation Centre. Escalate to Small Claims Tribunal (S$20k limit, no lawyers).[State Courts]
Eviction Process
- Issue 1-month notice for breach.
- File at Tribunal if unpaid.
- Sheriff enforcement if ordered (rare).
For renewals, see 新加坡租约续签和加租完全指南 | Homejourney权威指南 ">Singapore lease renewal guide.
Advanced Best Practices
- Digital payments via PayNow for records.
- Annual inspections; photos.
- Landlord insurance for voids/damages.
- List on Homejourney for quality tenants.
Original insight: In 2026, with rents up 5% YoY, include 3-5% annual escalation clauses, but cap at market via URA data.
FAQ: Tenancy Agreement Template Singapore
What is a standard tenancy agreement in Singapore?
A CEA template for privates with schedule, operative clauses, annexures. Min 3 months.[3][6]
Is tenancy agreement stamping mandatory?
Yes for >1 year; 0.4% annual rent via IRAS.[6]
Can landlords increase rent mid-term?
No, unless clause allows. Renewals market-rate.[3]
What if tenant damages property?
Deduct from deposit post joint inspection.[1]
HDB vs private templates?
HDB needs approval, separate form.[HDB]
Diplomatic clause details?
Expats break after min period + notice.[2]
Pet clauses legal?
Allowed if specified; ban common.[1]
Eviction timeline?
1-3 months via Tribunal.[State Courts]
Next Steps with Homejourney
Secure your rental journey: List properties on Homejourney search, connect agents at /agents, check yields with bank rates. We verify for trust, safety first.
Disclaimer: This guide informs; consult lawyers for advice. Data as of 2026.[3][6]
