Tenancy Agreement Template & Key Clauses for SG Landlords | Homejourney
Homejourney delivers the definitive guide to tenancy agreement templates and key rental agreement clauses for Singapore landlords, ensuring safe, trusted rentals in a competitive market.
This comprehensive resource covers official CEA templates, essential lease templates, HDB rules, stamp duty, and dispute strategies, empowering you to protect investments while prioritizing tenant trust.
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 operates without rent controls, with private tenancies requiring a minimum 3-month term and HDB sublets at least 6 months.[1][3][6]
The Council for Estate Agencies (CEA) offers a free standard tenancy agreement template for private properties, structured into Schedules, Operative Part, and Annexures.[3][6] Key protections include 2-3 months' security deposits, diplomatic clauses for expats, and problem-free periods for inspections.
Homejourney verifies agents and properties via our agent directory, helping landlords find reliable tenants amid 2026 median HDB rents of S$3,500 and condo rents exceeding S$5,000 in areas like Orchard.[3]
This pillar guide provides original insights, tables for quick reference, and actionable steps to draft robust rental contract landlord documents, reducing disputes by up to 40% per CEA data.
Understanding Tenancy Agreements in Singapore
A tenancy agreement template is a legal contract outlining rent, term, and responsibilities under common law, not statutorily mandated but essential for protection.[1][3][6]
URA limits private rentals to 6 unrelated occupants; breaches lead to fines or eviction.[2][3] Minimum terms: 3 months private, 6 months HDB sublet.[1]
Written agreements prevent 70% of disputes heard at Small Claims Tribunal (up to S$20,000).[3] Homejourney's verified listings at rental search ensure compliant matches.
Why Use a Written Rental Contract?
Verbal agreements risk misunderstandings on deposits or repairs. CEA templates standardize terms like quiet enjoyment and non-subletting.[6]
Insider tip: In expat-heavy areas like Tanjong Pagar, include diplomatic clauses to attract tenants while securing 12-month commitments.[3]
Official Tenancy Agreement Templates
CEA's free PDF template for private residential properties is the benchmark lease template.[6] Download from CEA website; it's non-mandatory but covers essentials.[1][3]
| Section | Purpose |
|---|---|
| Schedule | Negotiable: rent, term, deposit (e.g., S$4,000/month, 24 months, 2 months deposit).[3] |
| Operative Part | Standard duties: pay rent, maintain property, quiet enjoyment.[1][6] |
| Annexures | Inventory, condition photos, house rules.[2] |
HDB has a separate template via HDB website for subletting approvals.[3]
Sample Basic Structure
Parties: Landlord (Name, NRIC, Address), Tenant (same).[5] Premises: Full address, e.g., #12-34 Lucky Heights, Singapore 123456. Term: 12 months from 1 Mar 2026. Rent: S$3,800 monthly via GIRO by 1st.[1][2][3]
Key Clauses in Rental Agreements
Essential rental agreement clauses protect against non-payment (45% of disputes) and damages.[3]
| Clause | Details | Landlord Benefit |
|---|---|---|
| Rent Payment | Amount, due date (1st), method (GIRO), late fee after 5 days (5%).[1][3] | Cash flow security. |
| Security Deposit | 2-3 months; deduct damages, refund within 14 days post-checkout.[2] | Covers repairs (avg S$2,000).[3] |
| Diplomatic Clause | Tenant exit after 6-12 months notice for job relocation.[1] | Attracts expats. |
| Maintenance | Tenant: minor (bulbs); Landlord: structural.[3] | Prevents neglect. |
| Termination | 1-2 months notice; no early exit without clause.[2] | Rental stability. |
Optional: No pets/smoking, sublet ban (link to screening), en bloc notice for condos.[3]
Problem-Free Period
7-14 days post-move-in for condition reports with photos – disputes invalid after.[1][3] Pro tip: Use dated photos for furnished units in Jurong HDBs.
Customizing Your Lease Template
Adapt CEA template for specifics: parking spots, furnishings inventory.[6]
- Download CEA PDF.[6]
- Fill Schedule: e.g., S$5,200/month for 3-bed condo, 24 months.[3]
- Attach Annexures: photos, rules (no aircon mods – link to aircon services).[3]
- Witness signatures; stamp if >1 year.[1]
For high-rent areas like Orchard (S$6,000+), add utility caps and agent clauses via Homejourney's verified agents.[3]
HDB Rental Rules
HDB subletting needs HDB approval; min 6 months, whole flat only (no rooms unless minimum occupancy).[3] Use HDB template post-approval.
Occupancy: max 6 unrelated; breaches void agreement. Reference HDB Occupancy Breach Eviction: Step-by-Step Legal Process | Homejourney ">HDB Occupancy Breach Eviction for processes.[3]
Insider: In mature estates like Toa Payoh, screen for HDB eligibility to avoid rejections (20% failure rate).[3]
Stamp Duty and Taxes
Mandatory for leases ≥1 year: 0.4% of annual rent (e.g., S$192 for S$4,000/month).[1][3] Pay via IRAS within 14 days; unstamped agreements inadmissible in court.
Landlords report rental income to IRAS; deductions for repairs, agent fees. Use bank rates for financing yield calcs (avg 4% in 2026).[3]
Landlord Obligations and Rights
Rights: Enter for inspections (48hr notice), evict for breaches, recover damages via Small Claims.[3]
- Quiet enjoyment: Tenant exclusive use.[1]
- Repairs: Structural on landlord.[2]
- Access: Reasonable notice for viewings.[3]
Obligations: Maintain habitability. See Tenant Rights on Unauthorized Subletting in Singapore | Homejourney ">Tenant Rights on Unauthorized Subletting.[3]
Tenant Screening Best Practices
Verify NRIC, employment, references. Homejourney's property search flags verified tenants.[3]
- Request payslips, employer letter.
- Check credit via agents.
- Ban sublets explicitly – link to Screen Tenants to Stop Illegal Sublets: Homejourney Guide ">Screen Tenants Guide.
- Joint & several liability for guarantors.[1]
Handling Disputes and Evictions
90% resolved via mediation; escalate to Small Claims (S$20,000 limit, no lawyers).[3] Eviction: 1-month notice for non-payment, court order for others.
Steps: Document breaches, send letter, Tribunal filing (S$10-50 fee). For unauthorized occupants, see Dealing with Unauthorized Occupants in Your Rental: Homejourney Guide ">Unauthorized Occupants Guide.[3]
Eviction Timeline
- Notice (1-2 months).[3]
- Mediation at Community Disputes Committee.
- Tribunal hearing (4-6 weeks).
- Sheriff enforcement if needed.[3]
Advanced Best Practices
Use GIRO for rent; digital inventories with timestamps. For >6 occupants, URA registration mandatory – see URA Registration Guide: Private Rentals Over 6 Occupants | Homejourney ">URA Guide.[3]
Insurance: Landlord policies cover voids (S$200/year). Renew at market rates; include in template.[2]
Original insight: Properties with detailed clauses see 25% fewer claims, per 2026 agent surveys.[3]
FAQ: Tenancy Agreement Template Singapore
What is a standard tenancy agreement in Singapore? CEA's template with Schedule (terms), Operative Part (duties), Annexures (inventory). Min 3 months private.[3][6]
Is tenancy agreement stamping mandatory? Yes for >1 year at 0.4% annual rent via IRAS.[1][3]
Can I use a free tenancy agreement template? Yes, CEA PDF; customize for safety. Homejourney recommends verified agents.[6]
What are must-have rental agreement clauses? Rent, deposit, maintenance, termination, diplomatic.[1][2][3]
How much is security deposit? 1-3 months; typical 2 for unfurnished.[1]
HDB tenancy agreement template? Separate from HDB post-approval.[3]
Diplomatic clause for expats? Allows early exit after 6-12 months notice.[1][3]
Eviction process for non-payment? 1-month notice, then Small Claims.[3]
Pet clauses allowed? Yes, prohibit if desired.[2]
Stamp duty calculation? 0.4% x annual rent, e.g., S$192 for S$4k/month.[3]
Next Steps with Homejourney
Secure your rental with Homejourney's verified platform. List properties at rental search, connect agents via agents, calculate yields with bank rates.
Homejourney prioritizes safety through verification and transparency – start your trusted journey today. Disclaimer: This is general advice; consult lawyers for legal matters.
