What Landlords Cannot Legally Do in Singapore: Cost Guide by Homejourney

In Singapore, there is no single tenant protection act, but there are clear limits on what landlords can legally do to tenants, based on the tenancy agreement, common law, and HDB/IRAS rules. Landlords cannot unlawfully evict you, enter without reasonable notice, harass you, withhold your deposit without valid proof, or impose terms that effectively strip away your right to live peacefully in the property.[1][3][4]

This cluster guide builds on the broader Homejourney pillar article on tenant rights in Singapore[1][3], and focuses specifically on illegal landlord actions, tenant harassment, landlord restrictions, and the costs of enforcing your rights. The goal is to help both tenants and landlords understand the boundaries of lawful behaviour, so rentals stay safe, transparent and dispute-free.

1. Core Things Landlords Cannot Legally Do in Singapore

Because Singapore follows common law principles, many tenant protections come from the tenancy agreement (TA) and implied legal duties rather than a single statute.[1][3][4] If you rent regularly in areas like Queenstown, Jurong, or Tampines, you’ll see most standard TAs reflect the same basic protections.

1.1 Illegal landlord actions: key examples

In practical terms, here are the main things landlords cannot legally do to tenants in Singapore:

Unlawful eviction: Changing locks, removing your belongings, or shutting off water/electricity to force you out without a court order or agreed surrender of tenancy.[1][3][4]
Entering without permission or notice: Landlords must respect your right to quiet enjoyment and exclusive possession; typical practice is at least 24–48 hours’ notice except in genuine emergencies like major leaks or fires.[1][2][3][4]
Harassing or intimidating you: Repeated unannounced visits, threats, shouting at your door late at night, or constant calls to pressure you to move out or pay rent may amount to harassment and a breach of quiet enjoyment.[1][3][4]
Withholding your security deposit without valid grounds: Deductions must be for clearly documented losses, such as unpaid rent or proven damage beyond fair wear and tear; best practice is refund within about 14 days after handover.[1][3]
Imposing unreasonable restrictions that defeat the lease: A landlord cannot grant you a lease and then block your practical use of the premises (e.g. preventing customers from entering a leased shop space, or overly restricting your lawful use of the unit).[4]
Renting out HDB units in breach of HDB rules: For HDB flats, owners must obtain HDB approval before subletting and comply with minimum 6‑month leases and occupancy caps; tenants should not be made to stay in illegal sublets that put them at risk of eviction by HDB.[1][3][4]
Charging hidden or arbitrary fees not in the TA: Administration charges, sudden “aircon servicing” fees or cleaning fees that were never agreed in writing are not enforceable.

Homejourney’s editorial guides on tenant rights break down these protections in detail, including examples from real disputes handled at the Small Claims Tribunals (SCT).[1][2][3] For quick reference on specific scenarios, also see What Landlords Cannot Legally Do in Singapore: Homejourney FAQ and Illegal Landlord Actions in Singapore: Tenant Protection Guide by Homejourney .

2. Legal Basis: Why These Landlord Actions Are Not Allowed

Even though there is no dedicated tenant protection act, several legal pillars combine to restrict landlord behaviour:

Tenancy agreement (contract law): Most TAs in Singapore expressly grant tenants quiet enjoyment and exclusive possession, and set out access, repairs, and deposit rules.[1][3][4]
Common law implied terms: Courts recognise that a landlord cannot grant a lease while undermining the tenant’s practical use of the premises (for example, by blocking access routes).[4]
HDB subletting rules for public housing: HDB regulates who can rent, how long, and how many occupiers are allowed; illegal subletting can result in penalties and termination of approval.[1][3][4]
Stamp Duties Act and IRAS guidance: Properly stamped leases (0.4% of annual rent for terms of 1 year or more) help evidence the agreed terms and strengthen your position in disputes.[1][7]
State Courts / Small Claims Tribunals procedures: These govern how unlawful evictions, deposit disputes, and repair cost claims are resolved, typically up to S$20,000 per claim (or S$30,000 with both sides’ consent).[1][3]

From experience speaking with tenants in areas like Woodlands and Paya Lebar, problems often start with vague TAs downloaded from generic templates. Homejourney always recommends using clear, Singapore‑specific agreements and verifying key clauses before signing.

3. Cost Guide: What It Costs to Enforce Your Rights

Understanding what landlords cannot do is one thing; knowing the cost of standing up for your rights is just as important when deciding whether to escalate.

3.1 Typical cost items for tenant–landlord disputes

Based on current Singapore practices and data from Homejourney’s wider tenant rights cost guide[1], here are typical cost ranges (in Singapore dollars):

Security deposit size: Usually 1–2 months’ rent; for a common S$3,000–S$4,000/month condo in city‑fringe areas like Redhill or Aljunied, deposits often range S$3,000–S$8,000.[1]
Lease stamp duty (tenancies ≥1 year): 0.4% of total annual rent, e.g. around S$144 for a S$3,000/month lease.[1][7]
Community Mediation Centre (CMC): Mediation for neighbour and landlord–tenant disputes is generally low‑cost or free, depending on the scheme.
Small Claims Tribunals filing fees: Tiered by claim amount; for a S$5,000–S$10,000 claim (e.g. full deposit withheld), filing is typically in the low hundreds, which is why SCT is attractive for many tenants.[1][3]
Private legal advice: If you consult a lawyer for complex cases (e.g. very high rent or commercial leases), expect starting fees from a few hundred dollars for a basic opinion.

Homejourney’s main tenant rights pillar has a full cost table by dispute type and typical ranges across 2026 rentals.[1][3] Where the disputed amount is less than one month’s rent, many tenants choose negotiation or CMC first to avoid disproportionate cost.

4. Practical Application: How to Exercise Your Rights

4.1 When your landlord enters without notice

If your landlord lets themselves in without reasonable notice (for example, using the spare key while you’re at work in Buona Vista), you can take these steps:

Document each incident: Note dates, times, and what happened; save CCTV footage or neighbour messages if available.
Check your TA clause on access: Most specify notice (24–48 hours) and reasonable hours (e.g. 9am–6pm).[1][3][4]
Send a written reminder: Politely state that you have exclusive possession and request future access be arranged in advance, except emergencies.
Escalate if behaviour continues: Consider CMC mediation; persistent illegal entry can be raised at SCT as a breach of contract affecting your quiet enjoyment.[1][2][3]

4.2 When your deposit is unfairly withheld

Deposit disputes are among the most common cases seen in Singapore.[1][3] If your landlord refuses to return your deposit or deducts large amounts for minor wear and tear:

Compare against move‑in inventory: Use photographs or videos taken on the first day; insider tip: always do a joint walk‑through in person, which is standard in many central and East‑side rentals.
Request itemised deductions: Ask for invoices, receipts, or at least written quotes for any claimed repairs.
Propose a compromise: For small issues, many landlords accept partial deductions to avoid SCT; put your proposal in writing.
File an SCT claim if the amount is significant: You can claim up to S$20,000 (or S$30,000 with both parties’ consent), typically for unpaid deposit or proven losses.[1][3]

For more deposit‑specific guidance, refer to 新加坡押金规定和退还指南费用指南｜Homejourney安全拆解 and its FAQ companion 新加坡押金规定和退还指南常见问题｜Homejourney安全实用解析 .

4.3 When facing harassment or pressure to leave

Some tenants, especially in older walk‑up apartments near city fringe, report landlords visiting late at night or repeatedly calling to push them out before lease expiry. This can be a breach of quiet enjoyment and potentially harassment.

Keep a log of all calls, messages, and visits.
Respond once, in writing, setting clear boundaries and referring to the TA and lease end date.
Stop engaging in heated exchanges: Use neutral, written channels only.
Consider mediation or SCT: If harassment includes threats or attempts at unlawful eviction, bring your records as evidence.

5. What To Do If Your Landlord Crosses the Line

5.1 Warning signs of potential illegal landlord actions

Red flags Homejourney commonly sees from tenants in places like Yishun, Hougang, and Clementi include:

Landlord refuses to sign a written TA and insists on “just WhatsApp” agreements, especially for HDB rooms.
Owner hints that the HDB flat is not officially approved for renting, or asks you to avoid talking to neighbours.
Demands for large cash deposits without receipts, or to pay in cash only.
Clauses that allow the landlord to “enter at any time without notice” or “retain full control of keys at all times”.
Threats to “change the lock” or “throw your things away” during minor disputes.

5.2 How to document and communicate

Proper documentation is crucial to winning disputes cost‑effectively:

Keep everything in writing: Follow up phone calls with WhatsApp or email summaries.
Store photos and videos from move‑in and move‑out on cloud storage with dates visible.
Keep receipts for any repairs or services you paid (e.g. aircon servicing), especially if you intend to deduct from rent or deposit later.

Homejourney’s focus on user safety means we encourage tenants and landlords to keep a clear digital paper trail. It protects both sides and reduces the need for costly legal escalation.

5.3 Escalation options and typical timelines

If direct communication fails, you have several escalation pathways:

Community Mediation Centre (CMC): Often 2–4 weeks from registration to session; suitable for relationship‑based disputes like noise, access, or minor deposit issues.[2][3]
Small Claims Tribunals (SCT): Generally a few weeks to months from filing to final order, depending on complexity and scheduling; ideal for deposit and rent disputes up to S$20,000.[1][3]
Private legal advice: Recommended for high‑value leases or complex facts (e.g. corporate tenancies, large landed properties).

Important disclaimer: This guide is general information, not legal advice. For specific cases, particularly those involving potential criminal offences or very high sums, consult a qualified lawyer or the relevant authorities.

6. Prevention Tips: Avoiding Problem Landlords and Costly Disputes

In practice, most serious conflicts can be reduced by careful checks before signing the lease. This is where Homejourney’s safety‑first approach is especially helpful.

6.1 Key clauses to check and negotiate

Before committing to a unit in neighbourhoods like Bishan or Pasir Ris, review the TA and look closely at these clauses:[1][3][4]

Access & entry: Ensure it states reasonable advance notice (24–48 hours) and reasonable hours (e.g. 9am–6pm), except emergencies.[1][3]
Repairs: Clarify who pays for what; many TAs set a tenant liability cap (e.g. first S$150 per repair) with landlord covering structural and major systems like electrical wiring.
Deposit handling: Include a clear timeframe for refund (commonly 14 days) and the requirement for itemised deductions with receipts or quotations.[1][3]
Early termination: Confirm whether there is a diplomatic or break clause; for expats in CBD or East Coast, this is often crucial.
HDB approval (for HDB rentals): Ask to see the HDB approval letter and check that your tenancy period and number of occupants comply with HDB rules.[1][3]