Summary
Moving into a new rental in Singapore can cost $15,000-$20,000 upfront, a financial burden driven largely by the hefty two-month security deposit.
Before signing, ask critical questions to verify property ownership, clarify the deposit return timeline (aim for 14 days), and define your repair liability cap (typically $150-$300).
Ensure your Tenancy Agreement is legally enforceable by confirming it will be stamped by IRAS within 14 days and that you receive a stamped copy for your records.
To ease the financial strain, services like Rently's Lower Move-In Costs let you pay your security deposit in monthly instalments without needing landlord approval.
Signing a lease feels like crossing a finish line — you've toured the unit, survived the agent follow-ups, and finally found a place you can call home. But for most tenants, the moment the Tenancy Agreement (TA) lands in your inbox, the real anxiety begins.
And it starts with one number: the security deposit.
As one renter put it on Reddit, staring down a two-month deposit: "That would be legit my whole savings account.. 🥹" It's a feeling that's more common than landlords admit. The upfront cost alone — deposit, first month's rent, agent fees, stamp duty — can easily hit $15,000 to $20,000 before you've unpacked a single box.
Most rental advice doesn't help. It hands you a static checklist: "Check the diplomatic clause. Review the inventory list." That's fine in theory, but it leaves you passive when you're standing in a show flat with an agent waiting for your signature.
This guide is different. Below, you'll find 8 direct questions you can ask landlords and agents in real time — a conversational script that gives you agency, uncovers hidden risks, and protects your money before you put pen to paper. Make sure to check tenancy agreement before signing using these as your guide.
Question 1: "What if I don't have to pay the full security deposit upfront?"
This is the question no one thinks to ask — because most tenants assume the lump-sum deposit is non-negotiable. It's not.
The standard two-month security deposit in Singapore can range from $6,000 to over $16,000, depending on your unit's rent. For BTO-waiting couples, young professionals moving out for the first time, or expats arriving with a suitcase and a job offer, this outlay hits before you've even earned a single paycheck in your new home.
But here's the shift: you don't have to ask your landlord to accept less. You just need to change how you manage your side of the payment.
💡 A New Way to Handle Your Deposit
Rently's Lower Move-In Costs product lets you break your security deposit into manageable monthly instalments — without requiring any landlord approval.
Here's how it works: Instead of you writing a $10,000 cheque to your landlord, Rently pays the full deposit to the landlord upfront via a normal FAST bank transfer. Your landlord receives their money on day one. You then repay Rently monthly over the duration of your lease.
The cost: $12 per month for every $1,000 of deposit financed. On a $6,000 deposit, that's $72/month — a fraction of what most people put on a credit card to bridge the gap.
The landlord doesn't need to sign up, approve anything, or even know you're using a financing service. This makes the conversation easy: you're not asking them to compromise their security — you're simply changing how you fund it.
This question alone can change the entire financial picture of moving into a new home.
Question 2: "Can you show me your MyHDBPage or the property's title deed to verify ownership?"
Before you pay a single dollar, confirm that the person leasing you the unit actually owns it — or is authorised to lease it on the owner's behalf.
Rental scams in Singapore are more common than most people expect, and they typically rely on tenants being too polite or too rushed to ask for proof of ownership.
What to listen for:
For an HDB flat, the owner can log into their MyHDBPage and show you proof of ownership directly. This is a quick, verifiable step with no friction for a legitimate owner.
For private property, ask to see a copy of the title deed or have the agent pull up the property on the Singapore Land Authority (SLA) records.
If you're dealing with an agent rather than the owner directly, ask for a copy of the Letter of Authority authorising them to act on the owner's behalf.
Any reluctance, deflection, or excuse at this stage is a red flag. Do not transfer any money — holding deposit included — until ownership is confirmed.
Question 3: "What are the exact conditions and timeline for returning my deposit after the lease ends?"
Your security deposit is your money, held in trust. You want it back in full, and quickly. But vague lease language gives unscrupulous landlords room to delay, deduct, and dispute.
What to listen for:
A clearly stated return timeline. Best practice in Singapore is within 14 days of the handover date. Anything beyond 30 days is a yellow flag worth negotiating.
A defined list of allowable deductions — these should be limited to unpaid rent, documented damages beyond fair wear and tear, and any cleaning costs explicitly stated in the TA.
Ask the landlord directly: "What do you consider fair wear and tear?" Their answer will tell you a lot about how they handle disputes.
If the TA says "deposit returned at landlord's discretion" with no timeline, push back and ask for a specific number of days to be written in.
Question 4: "Does the inventory list include dated photos, and who signs off on move-out day?"
A standard inventory list — "1 sofa, 1 dining table, 1 queen bed" — is practically useless if there's a dispute on move-out day. Without documented proof of the initial condition of each item, you're exposed to claims for damage that may have existed before you moved in.
What to listen for:
An inventory list that includes not just items, but their condition at handover, backed by dated photographs or a walkthrough video. If the agent doesn't have one, conduct your own photo documentation on move-in day and send it to the landlord by email to create a timestamped record.
Confirmation of the joint inspection process on move-out day — who will be present, who signs off on the condition report, and what happens if there's a disagreement on the day. Getting this process agreed upon in writing upfront prevents the most common post-tenancy disputes.
The question about sign-off is key. If the landlord or agent won't commit to a joint inspection, that's worth flagging before you sign.
Question 5: "What is my repair liability cap, and is there a fee for after-hours service calls?"
This question addresses something most tenants only discover too late: you are financially responsible for minor repairs up to a certain dollar threshold. Know that number before you move in.
One renter flagged this concern directly in a Reddit discussion on what to ask landlords: "Is there a fee for AFTER HOURS service calls?" — a completely valid concern when a pipe bursts at 11pm on a Friday.
What to listen for:
Most TAs in Singapore specify a tenant repair liability cap of between $150 and $300 per incident. Repairs below this amount come out of your pocket; above it, the landlord is typically responsible. Get the exact figure written into your TA.
Ask who handles maintenance requests — the landlord directly or a managing agent — and what the expected response time is.
Clarify whether any call-out or after-hours fees apply for emergency maintenance, and if so, who bears that cost.
This question protects you from two scenarios: being nickel-and-dimed on minor repairs, and being hit with surprise emergency service bills in a genuine crisis.
Question 6: "Who pays the IRAS stamp duty, and can I get a copy of the stamped TA?"
This is one of the most overlooked questions in rental negotiations — and one of the most legally consequential to get wrong.
An unstamped Tenancy Agreement is not legally enforceable in a Singapore court. If a dispute arises — over the deposit, over repairs, over early termination — and your TA hasn't been properly stamped, you have no legal ground to stand on.
What to listen for:
Who pays: In Singapore, stamp duty on a residential tenancy is typically paid by the tenant, though this is negotiable. Confirm this in writing.
The deadline: Stamp duty must be paid to the Inland Revenue Authority of Singapore (IRAS) within 14 days of the TA being signed if the property is in Singapore.
Your copy: Always request the stamped TA certificate for your own records. This is your proof that the agreement is legally valid and admissible in any dispute.
If the agent or landlord is vague about who handles or pays for stamping, treat it as a gap you need to close before signing.
Question 7: "Is a diplomatic clause included, and what are the restrictions on subletting?"
Life changes. Jobs end, companies relocate, relationships shift. The diplomatic clause and subletting rules determine how much flexibility you have if your circumstances change dramatically mid-lease.
What to listen for — Diplomatic Clause:
This clause is especially critical for expatriates on an Employment Pass. A standard diplomatic clause allows you to terminate the lease early (typically after the first 12 months of a 24-month lease) by giving 2 months' written notice, usually in the event of retrenchment, transfer, or loss of employment.
Confirm whether you are explicitly eligible under the clause and what documentation is required to invoke it.
What to listen for — Subletting:
Unauthorised subletting is grounds for immediate lease termination and forfeiture of your deposit. If there's any chance you may need to sublet a room — even to a friend — confirm the rules in advance.
For HDB flats, subletting is subject to HDB approval, ethnic quota rules, and citizenship restrictions. Private properties have fewer restrictions but still require explicit landlord consent, usually in writing.
The TA should state clearly whether subletting is permitted, and under what conditions.
Question 8: "What are the renewal terms, and how are rent increases decided?"
The lease renewal conversation feels far away when you're trying to secure a home today — but the terms you agree to now will govern your options in 12 or 24 months. A surprise rent hike or a short notice period to vacate can be just as financially disruptive as a bad move-in experience.
What to listen for:
Notice period: Most TAs require either a 2 or 3-month notice before lease expiry to signal your intention to renew or vacate. Missing this window can result in being locked into another term by default, or scrambling to find alternative housing. Confirm the exact notice period and set a calendar reminder the moment you sign.
Rent review process: Ask directly — will the renewal rent be based on a fixed percentage increase, or renegotiated at market rate? While no landlord can commit to a figure two years in advance, understanding the process for how rent is determined at renewal helps you anticipate and plan your budget accordingly.
Renewal rights: Some TAs include an Option to Renew clause — confirm whether this is included, and whether the renewal terms are pre-agreed or subject to fresh negotiation.
Sign With Confidence, Not Just Relief
Most tenants sign their lease the moment they find a place they love. These 8 questions aren't designed to slow you down — they're designed to make sure that relief doesn't turn into regret.
When you check tenancy agreement before signing with this level of specificity, you're not being difficult. You're being the kind of tenant every responsible landlord respects: someone who reads carefully, asks clearly, and follows through on their commitments. That reputation starts before you hand over a single dollar.
And if the biggest barrier standing between you and the right home is the upfront deposit, remember: you don't have to absorb that cost alone. Rently was built to give tenants the financial flexibility to move on their own terms — without needing landlord permission to do it.
Frequently Asked Questions
How can I pay my security deposit without using all my savings?
You can use a service like Rently to pay your security deposit in manageable monthly instalments. Rently pays the full deposit amount directly to your landlord upfront, so they receive their security on day one. You then repay Rently over the course of your lease, freeing up your cash for other moving expenses without needing your landlord's approval.
What happens if my Tenancy Agreement is not stamped by IRAS?
An unstamped Tenancy Agreement is not considered legally valid or enforceable in a Singapore court of law. This means that if a dispute arises with your landlord over issues like the return of your deposit or repair responsibilities, you will have no legal standing to make your case. Always ensure you receive a copy of the stamped TA certificate within 14 days of signing.
When should I expect my security deposit back after my lease ends?
You should typically expect your security deposit back within 14 days of the lease ending and the property handover. The Tenancy Agreement should clearly state this timeline. Landlords can only make deductions for legitimate reasons such as unpaid rent or damages that go beyond "fair wear and tear" (e.g., minor scuffs on walls or worn-out flooring).
What is a diplomatic clause and who needs it?
A diplomatic clause is a term in a Tenancy Agreement that allows a tenant to terminate the lease prematurely without penalty under specific circumstances. It is essential for expatriates on Employment Passes, as it typically covers situations like job loss, company transfer out of Singapore, or retrenchment. The standard clause usually applies after the first 12 months of a 24-month lease and requires 2 months' written notice.
Who is responsible for paying for repairs in a rented property?
Responsibility for repairs is usually shared between the tenant and landlord. The tenant is typically responsible for minor repairs up to a certain amount, usually between $150 and $300 per item, as stated in the TA. For any repair costs exceeding this cap, the landlord is responsible. This clause is negotiable, so it's important to clarify the exact amount before signing.
How can I verify that the person I am renting from is the real owner?
You can verify ownership by asking the person leasing the property to show you official proof. For an HDB flat, they can log in to their MyHDBPage to show you their ownership details. For private property, you can ask to see the property's title deed or a printout from the Singapore Land Authority (SLA). This is a critical step to avoid rental scams before you transfer any funds.
How much can a landlord increase the rent upon renewal in Singapore?
There is no legal cap on how much a landlord can increase the rent upon renewal in Singapore. The new rental amount is typically determined by the current market rate and is subject to negotiation between you and the landlord. Your Tenancy Agreement should specify the notice period required for renewal (usually 2-3 months), giving you time to negotiate terms or find a new place if you cannot agree on the new rent.
Go in prepared. Ask the questions. Sign knowing exactly what you're agreeing to.
