What Landlords Cannot Legally Do to Tenants in Singapore | Homejourney

Homejourney's definitive guide reveals illegal landlord actions under Singapore tenancy law, empowering tenants with essential protections against harassment and unfair practices. As Singapore's trusted property platform prioritizing user safety, Homejourney verifies listings to ensure transparent, secure rentals.

This comprehensive resource covers tenant protection laws, practical steps, and remedies, helping you navigate rentals confidently. Whether you're a first-time renter or expat, understand landlord restrictions to avoid disputes and secure your rights.

Executive Summary: Your Rights as a Tenant in Singapore

Singapore tenancy law protects tenants through contract principles and common law, ensuring quiet enjoyment and exclusive possession of rented premises[1]. Landlords cannot interfere unlawfully, such as entering without notice or withholding deposits arbitrarily.

Key protections include minimum lease terms (6 months for HDB, 3 months for private properties)[1][3][4], occupancy caps, and remedies via Small Claims Tribunal for disputes up to $20,000. Homejourney supports safe rentals by verifying properties—search tenant-friendly listings now.

1. Understanding Tenancy Agreements and Basic Rights

What is a Tenancy in Singapore?

A tenancy transfers exclusive possession of premises to the tenant for a term at set rent[1]. Duties stem from the written tenancy agreement (TA), strongly recommended though not mandatory. Breaches can lead to termination or remedies.

TAs must allow quiet enjoyment—landlords cannot disturb or grant rights negating the lease's utility, like blocking customer access in commercial spaces[1]. For residential, this means no unauthorized intrusions.

Stamp Duty and Legal Requirements

Leases over 1 year require IRAS stamping (0.4% of annual rent, tenant usually pays)[4]. Unstamped TAs are inadmissible in court. Homejourney listings include stamped TA templates for transparency.

No Rent Control: Market-Driven Prices

Singapore has no rent control; prices are market-driven[2]. However, landlords cannot impose unfair increases mid-term without TA clauses. Recent data shows rental stabilization in 2026 due to higher supply[7].

2. 12 Illegal Landlord Actions in Singapore

Homejourney identifies these tenant harassment and illegal landlord actions based on law and common disputes. Use our verified rentals to avoid them—browse now.

Illegal Action	Legal Basis	Consequences
1. Entering Without Notice or Permission	Quiet enjoyment covenant[1]	Breach of TA; possible termination
2. Harassment or Interference	Common law[1]	Injunction, damages
3. Withholding Security Deposit Illegally	TA terms[1]	Small Claims recovery
4. Short-Term Rentals Below Minimum	URA/HDB rules[3][4]	Fines up to $200k
5. Exceeding Occupancy Caps	URA/HDB[5][6]	Revocation, fines
6. Unlawful Eviction Without Notice	Notice to quit required[1]	Illegal; tenant reinstatement
7. Refusing Repairs for Habitability	Implied warranty[2]	Tenant deduction from rent
8. Mid-Term Rent Hikes Without Clause	TA binding[2]	Breach claim
9. Discrimination (Limited)	No broad law, but TA fairness	Contract challenge
10. Retaliatory Actions	Good faith principle	Damages
11. Ignoring Diplomatic Clause	TA negotiation[1]	Early termination right
12. Unapproved Subletting Demands	TA terms	Invalid clause

Deep Dive: Unauthorized Entry and Privacy

Landlords cannot enter without permission, breaching exclusive possession[1]. Include TA clauses requiring 24-48 hours notice for repairs or viewings. See Landlord Entry Rights for details.

Security Deposits: Common Pitfall

Typically 1-2 months' rent; cannot withhold without proof of damage beyond fair wear[1]. Document condition with photos. Read Security Deposits Guide.

Harassment Examples

Repeated calls, threats, or utility cutoffs constitute harassment. Log incidents; escalate to mediation. Explore Tenant Harassment Guide.

3. Special Rules for HDB Rentals

HDB imposes stricter landlord restrictions: minimum 6-month tenancy, max 3 years for citizens/Malaysians, 2 years for others[3][6]. Non-citizen quota: 8% neighbourhood, 11% block[6].

Temporary cap relaxation to 8 unrelated tenants for 4-room+ flats until 2028 (needs HDB approval)[5]. Unauthorized sublets risk fines or flat forfeiture[3]. Homejourney verifies HDB compliance—check projects.

Insider Tip: For HDB in mature estates like Toa Payoh, confirm subletting approval via HDB portal before signing.
Compare clauses: See HDB vs Private.

4. Resolving Disputes: Steps and Remedies

Step-by-Step Dispute Process

Document everything: Photos, emails, timelines.
Communicate in writing: Use polite templates demanding remedy within 7-14 days.
Mediate: Community Mediation Centre (free, quick).
Escalate: Small Claims Tribunal ($10-20k, no lawyers needed).
Legal advice: For complex cases, consult lawyers (costs $200-500/hr).

Timeline: Tribunal hearings within 8 weeks. Success rate high for clear breaches[1].

What If Evicted Illegally?

Landlords must serve notice matching rent period (e.g., 1 month for monthly rent)[1]. Self-help eviction (changing locks) is illegal—seek reinstatement via court.

Homejourney agents assist: Connect with pros who prioritize tenant safety.

5. Prevention: Safeguard Your Rights Before Signing

Checklist for TA Review

Verify minimum lease compliance (HDB 6mo, private 3mo).
Negotiate entry notice (24hrs min), deposit refund terms. See Negotiation Checklist.
Include diplomatic clause for expats: Diplomatic Guide.
Check HDB approval: Avoid unauthorized sublets HDB Sublets Guide.
Inspect property: Test aircon, plumbing—link to Homejourney aircon services post-move.

Original Insight: In 2026's stabilizing market[7], negotiate 1-month deposits in high-demand areas like Orchard. Use Homejourney's property search for verified TAs.

Red Flags

No written TA.
Excessive fees beyond stamp duty.
Verbal promises not in contract.

FAQ: Tenant Rights in Singapore

Can a landlord enter my rental without permission?

No, this breaches quiet enjoyment[1]. Demand 24-48hr notice in TA.

What if my landlord withholds my deposit?

Prove no damage; claim via Small Claims. Document handover[1].

Is short-term renting legal?

No, min 3mo private, 6mo HDB[3][4]. Airbnb illegal.

How many tenants per HDB flat?

Up to 6 (8 for larger till 2028 with approval)[5][6].

Can landlords raise rent mid-lease?

Only if TA allows[2]. Otherwise, breach.

What is tenant harassment?

Threats, repeated disturbances—log and mediate.

Do I need a lawyer for disputes?

No for Small Claims; yes for high-value.

Disclaimer: This guide provides general info based on current laws (as of 2026). Not legal advice—consult professionals for your case. Homejourney verifies info for trust.

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