In Singapore, landlords cannot harass tenants, enter the property without reasonable notice (except emergencies), change locks or cut utilities to force you out, evict you without due legal process, or withhold your deposit without valid, proven reasons and proper evidence.[1][3][4] These limits on landlord actions come mainly from your tenancy agreement, common law rights like “quiet enjoyment”, and general contract principles, rather than a single tenant-protection statute.[2][3][4]
This focused FAQ builds on Homejourney’s main pillar guide on tenant rights in Singapore. It zooms in on illegal landlord actions, tenant harassment, and landlord restrictions, giving you practical, step-by-step tactics to protect yourself in real-life situations—whether you’re renting an HDB in Toa Payoh or a condo in Paya Lebar.
Key things landlords cannot legally do to tenants in Singapore
1. Enter your home without permission or proper notice
Once a valid tenancy agreement (TA) is signed, you gain exclusive possession and the right to quiet enjoyment of the property.[2][3][4] That means your landlord cannot just show up and enter anytime they like, even if they keep a spare key.
In practice across Singapore, most TAs and industry norms require:
- At least 24–48 hours’ written notice for non-urgent access (viewings, minor inspections, repairs)[1][3]
- Access only at reasonable hours (e.g. 9am–6pm), unless you agree otherwise[3]
- Emergency exceptions (fire, burst pipe) where immediate entry can be justified
Insider tip: In many central condos (e.g. River Valley, Tanjong Pagar), security guards will call you before letting anyone up. Make sure you notify the condo management in writing that no one, including the landlord or agent, is to enter without your consent during your lease period.
If this right is violated:
- Document every incident (date, time, photos, messages, security log screenshot).
- Send a calm but firm written notice stating that unannounced entry breaches your TA and your right to quiet enjoyment.
- If it continues, consider mediation at the Community Mediation Centre (CMC) first, then the Small Claims Tribunals (SCT) if losses are involved (e.g. damaged items).[2][3][4]
2. Harass, threaten, or intimidate you
There is no specific “tenant harassment” statute, but landlords are still bound by Singapore’s general criminal and civil laws. They cannot:
- Use threats of violence or stalking
- Repeatedly show up uninvited to pressure you to move out or pay more rent
- Publicly shame you (e.g. posting your photos and unit number on lift lobbies)
- Use abusive or offensive messages that may amount to harassment
In built-up areas like Jurong West or Tampines, neighbours and MCST staff are often willing witnesses if they observe repeated harassing behaviour. Keep them informed if you feel unsafe.
Practical steps if you face harassment:
- Stop all verbal arguments. Reply only in writing (WhatsApp, email) so there is a clear record.
- Save screenshots, audio recordings (where lawful), and CCTV or corridor camera footage if available.
- State clearly in writing that their conduct is unwelcome and may constitute harassment.
- If it escalates, consider making a police report and seeking legal advice, especially if you fear for your safety.
For a broader breakdown of illegal landlord actions, see Homejourney’s dedicated guide: Illegal Landlord Actions in Singapore: Tenant Protection Guide by Homejourney .
3. Change locks, cut utilities, or remove belongings to force you out
Self-help eviction—where a landlord unilaterally changes locks, disconnects utilities, or removes your possessions to force you to move—is generally inconsistent with Singapore’s contract and property law principles.[3][4] Even if you are in breach (e.g. unpaid rent), the landlord must follow proper contractual and legal routes.
Common examples that are not allowed:
- Changing the main door lock without giving you a new key
- Asking the condo management to disable your access card while the lease is still in force
- Cutting off water or electricity (especially dangerous in humid Singapore climates with food spoilage and health risks)
- Removing or disposing of your items without due process
If your landlord truly needs to reclaim possession—for example, after a serious breach—this should be handled through termination under the TA, followed by lawful recovery of possession, and where necessary, court processes. They cannot simply lock you out overnight.
What to do if this happens:
- Take photos or videos of the changed lock, cut utilities notice, or missing items.
- Contact the MCST office on site (for condos) to verify who instructed access changes.
- Seek urgent legal advice if critical items (passports, work laptops) are withheld.
- Consider SCT for compensation if your losses (e.g. hotel stays, damaged goods) are under S$20,000.[1][3][4]
4. Evict you without due legal or contractual process
Singapore does not have U.S.-style “no-fault evictions” or a simple notice that instantly ends your rights. Landlords must:
- Follow the termination and notice clauses in the TA (e.g. 30 days’ notice for early break)[4]
- Establish a valid breach (such as non-payment of rent) if they want to end the lease early
- Avoid taking back possession by force or intimidation
For disputes over possession or rent, the Small Claims Tribunals (SCT)[1][3][4] Complex cases may go to the civil courts.
Insider tip: In popular expat areas like Holland Village or Novena, many TAs include a diplomatic clause. This protects tenants, but also sets clear exit routes for both sides. Request that any early-termination rights apply equally and are clearly described so neither side can “suddenly” evict the other.
5. Raise rent or impose new fees mid-tenancy without your agreement
In Singapore, there is no rent control, so rent levels are governed by the market and mutual agreement.[1][2][4] However, once a TA is signed:
- The rent amount is fixed for the agreed term
- The landlord cannot unilaterally raise rent or add new mandatory charges (e.g. “aircon maintenance fee” or “admin fee”) mid-tenancy unless the TA expressly allows it and you agreed
At renewal, landlords are free to propose a higher rent, but you are equally free to negotiate or move out. For in-depth coverage of rent increase rules and common mistakes, see Homejourney’s rental increase series:新加坡租金涨价规定与涨租限制全攻略｜Homejourney权威指南 新加坡租金涨价规定详解常见错误：Homejourney安全实用拆解 .
6. Withhold your security deposit without valid reasons and evidence
Although Singapore has no single statute on deposits, standard practice and fair dealing require that security deposits be used only for:
- Unpaid rent or utilities clearly owed
- Repair of actual damage beyond fair wear and tear (e.g. broken windows, holes in walls)[1][3][4]
Homejourney’s pillar content notes that deposits are typically 1–2 months’ rent and are commonly refunded within about 14 days after handover and final inspection, if no issues are found.[1][3]
Landlords cannot legally:
- Keep the entire deposit as a “penalty” for minor issues
- Deduct vague amounts without invoices or quotes
- Delay refund indefinitely without explaining and proving claimed damages
For a step-by-step strategy to secure your deposit, refer to:新加坡押金规定与退还全指南：Homejourney权威解析 新加坡押金规定和退还指南费用指南｜Homejourney安全拆解
How to protect yourself before signing the tenancy agreement
Because Singapore’s tenancy law relies heavily on your written contract, the best tenant protection is prevention.
1. Critical clauses to insist on
- Access & privacy clause: Specify at least 24–48 hours’ written notice, reasonable hours (e.g. 9am–6pm), and emergency-only exceptions.[1][3]
- Repairs & maintenance: Distinguish clearly between landlord and tenant responsibilities (e.g. landlord for structural/major systems, tenant for minor up to a small cap).
- Deposit & refund: State the refund timeline (e.g. 14 days) and require receipts for any deductions.
- Early termination: Document notice periods, any penalties, and situations that allow either side to terminate (e.g. diplomatic clause, serious breach).
Insider tip: In older walk-up apartments around Katong or Joo Chiat, clarify responsibility for common issues like old wiring and plumbing. Repairs can get expensive, and vague clauses often lead to disputes.
2. Documents to verify
- Owner’s NRIC/Company profile and proof of ownership (e.g. recent property tax bill or title info)
- For HDB rentals, HDB’s written approval for subletting and compliance with HDB’s subletting rules[1][3]
- Any prior MCST rules affecting your use (no pets, no short stays, balcony restrictions)
Use Homejourney’s verified rental listings on the property search page Property Search to reduce the risk of unauthorized sublets and misleading terms. Our focus on verification and user feedback helps identify safe, tenant-friendly units earlier in your search.
What to do if your landlord does something illegal or unfair
Step 1: Document everything
In any dispute, your strongest protection is a clear record. Start collecting from day one:
- Signed tenancy agreement and stamped copy (if applicable under IRAS stamp duty rules)[7]
- Move-in and move-out photos/videos of every room, including close-ups of existing defects
- WhatsApp, SMS, and email threads with your landlord and agent
- Receipts for rent, utilities, and repairs you paid for
Step 2: Communicate clearly and firmly
When something goes wrong (e.g. surprise inspection, threat to keep deposit), reply in writing. A simple template:
“Dear [Name],
I refer to your message on [date] about [issue]. Under our tenancy agreement dated [date], and under my right to quiet enjoyment and exclusive possession, you are not allowed to [state action, e.g. enter the unit without notice / withhold my entire deposit without proof of damage].
Please confirm by [reasonable date] that you will [proposed resolution, e.g. schedule visits with 48 hours’ notice / provide itemised receipts and refund the remaining deposit].
If this is not resolved, I may have to seek assistance from mediation or the Small Claims Tribunals.
Thank you.”
Step 3: Mediation and Small Claims Tribunals (SCT)
If negotiations fail, you have two main low-cost options:
- Community Mediation Centre (CMC): Free or low-cost, informal setting, often resolves neighbour and landlord-tenant matters in 2–4 weeks.
- Small Claims Tribunals: Handles tenancy claims up to S$20,000 (or S$30,000 by agreement) with relatively low filing fees.[1][3][4]
At SCT, bring:
- Your stamped TA
- Evidence of illegal action (photos, messages, witness notes)
- Receipts and cost breakdown for your losses (e.g. alternative accommodation, repairs, withheld deposit)
Refer to Homejourney’s main tenant rights guide for a full walkthrough of SCT timelines and costs.
How Homejourney helps tenants and landlords stay within the law
Homejourney is built around user safety, verification, and transparency. When you search rentals via our dedicated rental search page Property Search , you can:
- Filter for properties with clear, upfront terms
- Review details that help you avoid illegal subletting or overcrowding
- Connect with experienced agents who understand tenancy law and will flag unfair clauses
For landlords and investors, Homejourney also provides tools to stay compliant financially. Use the bank rates comparison page Bank Rates to estimate mortgage costs before renting out, and the projects directory Projects Directory to understand market demand and realistic rents.
