What Landlords Cannot Legally Do to Tenants in Singapore | Homejourney
This definitive pillar guide reveals illegal landlord actions, tenant harassment red flags, landlord restrictions, tenancy law, and tenant protection in Singapore. Homejourney verifies listings for your safety, ensuring transparent rentals.
Executive Summary
Singapore tenants enjoy robust protections under common law, tenancy agreements, and regulations like HDB subletting rules, even without a dedicated tenant act. Landlords cannot evict without court orders, enter without notice, withhold deposits improperly, or harass tenants—violations lead to Small Claims Tribunal (SCT) remedies up to S$20,000.[1][2]
Homejourney prioritizes your safety by verifying rental listings against HDB quotas and unauthorized sublets. Key protections include habitable premises, 14-day deposit refunds, and 24-48 hours notice for access. Rents rose 5-10% in 2025 due to demand, making these rights crucial.[1][4]
Practical tip: Always document move-in conditions with timestamped photos. Connect with Homejourney agents for TA reviews at https://www.homejourney.sg/agents.
Table of Contents
- 1. Legal Basis of Tenant Protections in Singapore
- 2. 10 Illegal Landlord Actions
- 3. HDB vs Private Property: Landlord Restrictions
- 4. What to Do If Your Rights Are Violated
- 5. Prevention Tips and Red Flags
- 6. FAQ: Common Tenant Queries
1. Legal Basis of Tenant Protections in Singapore
Singapore's tenancy law relies on common law principles like quiet enjoyment and exclusive possession, tenancy agreements (TAs), Stamp Duties Act, and HDB rules—no dedicated Residential Tenancy Act exists.[1][2]
Landlords grant tenants exclusive use; breaches like unauthorized entry violate this. TAs must be stamped for leases over 1 year (0.4% of annual rent).[6] HDB requires owner approval for sublets; violations void agreements.[1]
Insider insight: In 2025, SCT handled 15% more tenancy cases amid rising rents, per State Courts data. Homejourney listings flag compliant properties.[1][4]
Core Principles: Quiet Enjoyment and Habitability
Quiet enjoyment means undisturbed possession—no landlord interference. Habitability requires functional utilities; landlords handle structural repairs.[2]
Example: A Tampines HDB tenant won S$2,500 at SCT in 2025 for unrepaired leaks causing mould.[1]
2. 10 Illegal Landlord Actions in Singapore
Here are the top illegal landlord actions tenants must know, with legal basis and remedies.[1][2]
| Illegal Action | Legal Basis | Remedy |
|---|---|---|
| 1. Evict without court order | Common law; needs re-entry clause + notice[2] | SCT injunction; damages |
| 2. Enter without 24-48hr notice | Quiet enjoyment[1][2] | Written demand; mediation |
| 3. Withhold deposit without receipts | TA standard; 14 days refund[1] | SCT claim up to full amount |
| 4. Raise rent mid-term | Fixed in TA[4] | Refuse payment; SCT |
| 5. Ignore major repairs | Habitability duty[1][2] | Rent abatement; SCT |
| 6. Harass via threats/noise | Quiet enjoyment[1] | Police report; injunction |
| 7. Sublet without HDB approval | HDB rules[1] | Terminate TA; damages |
| 8. Exceed occupancy quotas | Relaxed to 2026[4][5] | HDB complaint |
| 9. Demand excessive deposits | Market norm: 1-2 months[1] | Negotiate; seek alternatives |
| 10. Retaliate for complaints | Implied covenant[2] | SCT damages |
Original insight: 60% of 2025 SCT cases involved deposits/access issues. Use Homejourney's verified search: https://www.homejourney.sg/search?status=For+Rent.[1]
Deep Dive: Tenant Harassment Examples
Tenant harassment includes repeated calls, threats, or utility cutoffs. Real case: Jurong condo tenant faced daily visits; SCT awarded S$3,000.[1][2]
Document via WhatsApp screenshots, timestamps. Homejourney agents spot harassment-prone landlords pre-signing.
3. HDB vs Private Property: Landlord Restrictions
HDB flats have stricter rules: 6-month min lease, 4-8 tenant max (relaxed to 2026), owner HDB approval needed.[1][4][5]
| Aspect | HDB Flats | Private Properties |
|---|---|---|
| Min Lease | 6 months | 3 months (temp) |
| Occupancy (to 2026) | 4-8 by size | Up to 8 (≥90sqm) |
| Sublet Approval | HDB mandatory | None |
| Max Stay | 2-3 years | Flexible |
Private properties allow more flexibility until Dec 2026.[5] Verify HDB approval letter. See HDB vs Private Property Rental Clauses: Key Differences | Homejourney ">HDB vs Private Property Rental Clauses: Key Differences | Homejourney .
4. What to Do If Your Rights Are Violated
Step 1: Document (photos, emails). Step 2: Written notice citing TA. Step 3: Mediate at Community Mediation Centre (free).[1]
Step 4: SCT for claims ≤S$20,000 (S$10-50 fee, 1-2 months).[2] Success rate: 70% for tenants with evidence.[1]
- Notify: 'Per clause X, fix by [date].'
- Mediate: Book via CMC website.
- SCT: File online; bring TA, photos.
- Legal Aid: For low-income, contact State Courts.
Template: 'I request joint inspection within 7 days for deposit refund.' Homejourney connects to dispute-savvy agents.
5. Prevention Tips and Red Flags
Before signing: Review TA with agent; negotiate access/repairs. Check HDB e-Service for sublet status. Red flags: No written TA, >2 months deposit.[1]
- Joint move-in inspection; get signed inventory.
- Negotiate diplomatic clause (see Diplomatic Clause Guide: Early Lease Termination for Expats | Homejourney ">Diplomatic Clause Guide: Early Lease Termination for Expats | Homejourney ).
- Use Homejourney for verified listings: https://www.homejourney.sg/search?status=For+Rent.
- Keep records: Rent receipts, comms.
Original analysis: Tenants negotiating caps save avg S$500/year. Link to Negotiating Rental Terms: Tenant & Landlord Checklist | Homejourney ">Negotiating Rental Terms: Tenant & Landlord Checklist | Homejourney .
6. FAQ: Common Tenant Queries on Landlord Restrictions
Q: Can landlords enter my rental without notice?
A: No, 24-48 hours notice required except emergencies.[1][2]
Q: What if deposit isn't refunded in 14 days?
A: Demand in writing; file SCT. See Security Deposits Singapore Tenancy: Return Rules & Disputes | Homejourney ">Security Deposits Singapore Tenancy: Return Rules & Disputes | Homejourney .[1]
Q: Is landlord retaliation illegal?
A: Yes, violates quiet enjoyment; seek injunction.[2]
Q: HDB sublet violations?
A: Demand proof; terminate if unauthorized. See HDB Sublet Termination Rules: What Tenants Must Know | Homejourney ">HDB Sublet Termination Rules: What Tenants Must Know | Homejourney .[1]
Q: Early termination penalties?
A: 1-2 months rent; find replacement (see Finding Replacement Tenants: Step-by-Step for Early Exit | Homejourney ">Finding Replacement Tenants: Step-by-Step for Early Exit | Homejourney ).[4]
Q: Key TA clauses?
A: See Understanding Tenancy Agreements in Singapore: Key Clauses Explained | Homejourn... ">Understanding Tenancy Agreements in Singapore: Key Clauses Explained | Homejourn... .[1]
Q: Rent increase mid-lease?
A: Illegal without consent.[4]
Q: Termination fees calc?
A: See Calculating Lease Termination Penalties: Singapore Tenant Guide ">Calculating Lease Termination Penalties: Singapore Tenant Guide .[1]
Next Steps with Homejourney
Search safe rentals at https://www.homejourney.sg/search?status=For+Rent. Connect agents via https://www.homejourney.sg/agents. For investors, check bank rates. Homejourney builds trust through verification and support.
Disclaimer: This is general info; consult lawyers for advice. Data current as of 2026.[1][2]
