Summary
It is completely legal to renew a tenancy agreement in Singapore without an agent. You only owe a renewal commission if it's explicitly stated in the Estate Agency Agreement you signed with them, not the Tenancy Agreement.
The key steps are simple: Give your landlord 2-3 months' written notice, negotiate new terms like rent and duration, sign a renewal addendum, and pay stamp duty to IRAS within 14 days.
An unstamped agreement is not admissible in court, making it difficult to enforce if disputes arise. Stamp duty is typically 0.4% of the total rent for the lease period.
By handling the renewal yourself, you can save hundreds or thousands in agent fees. You can further optimise your largest expense by using a platform like Rently to pay rent with 0% fees via eGIRO and earn rewards.
You've been renting the same place for a year or two. Things are going well with your landlord, and you both want to continue the arrangement. Then the question hits: do I really need to pay an agent thousands of dollars just to renew?
If you've been Googling "renew tenancy agreement without agent Singapore," you're not alone — and your instinct is exactly right. One Reddit user captured the frustration perfectly: "That scummy agent is just abusing the knowledge imbalance and getting money for free." Another shared that they were charged $2,000 simply to renew — for what amounts to a few emails and a template document. "Ridiculous, I must say."
Here's the good news: renewing a tenancy agreement directly between landlord and tenant is completely legal in Singapore. Under Singapore law, neither party owes the original agent a renewal commission unless it was explicitly written into the Estate Agency Agreement you signed with the agent. As confirmed by sgtenancy.com and echoed across PropertyGuru forums, the obligation to pay — if it exists — lives in your service agreement with the agent, not the tenancy agreement itself.
This guide walks you through every step of the DIY renewal process, so you can do it confidently, legally, and without paying for a service you don't need.
Before You Start: Check Your Original Estate Agency Agreement
Before contacting your landlord about renewal, pull out the Estate Agency Agreement — the contract you signed with the property agent when you first rented the unit (not the Tenancy Agreement with the landlord).
Search specifically for any clause mentioning renewal commission. Two scenarios:
Scenario A: There's a renewal commission clause. Unfortunately, if it's in writing, it is legally binding. Your options: pay it, or approach the agent politely to negotiate a waiver. As one redditor recommended: "You could come to an agreement with your agent and come up with a short amendment to nullify the agency fee clause." Get any agreement to waive it in writing.
Scenario B: No such clause exists. You're in the clear. Proceed with the steps below — no agent involvement required.
Most tenants fall into Scenario B, especially those who've been renting for a while or whose agent handled the original lease more than a year ago.
Step 1: Serve the Renewal Notice
Start the process early. Most tenancy agreements require written notice of your intention to renew at least 2 months before the lease expiry date — check your specific agreement for the exact timeline. As a best practice, magneticgoals.com recommends beginning discussions 3 to 4 months ahead to give both parties room to negotiate without pressure.
A simple email works. There's no need for formal letterhead or a lawyer. Something like:
"Hi [Landlord's name], our tenancy at [address] is due to expire on [date]. I'd like to discuss renewing the lease for another [12/24] months. Are you open to continuing the arrangement?"
Short, clear, and documented in writing — this protects both parties.
Step 2: Negotiate the New Terms
Once both sides are open to renewal, it's time to align on the updated terms. The key items to discuss:
Monthly Rent Singapore has no rent control, which means your landlord is legally entitled to propose a rent increase. That said, the market determines what's reasonable. Before the conversation, check current listings on PropertyGuru or 99.co for comparable units in your area. This data gives you a factual basis to either push back on an increase or negotiate a smaller one. Landlords, similarly, should reference prevailing rates — a fair ask retains a reliable tenant, which is genuinely valuable.
Lease Duration Agree on the new term — typically 12 or 24 months. A longer commitment often works in a tenant's favour when negotiating rent.
Clauses Review any terms you'd like to revise. Common ones to revisit include:
The diplomatic clause (allows early termination if you're relocated out of Singapore — typically kicks in after the first 12 months)
Maintenance responsibilities
Pet permissions, if applicable
Document all agreed changes in writing before drafting the formal documents.
Step 3: Draft and Sign the Renewed Agreement
You have two options depending on how much has changed:
Option A — Renewal Addendum (Recommended for Minor Changes) If only the rent and dates are changing, a simple one-page addendum attached to the original Tenancy Agreement is sufficient. It should clearly state:
The new lease start and end dates
The revised monthly rental
That all other terms of the original agreement remain in force
Signatures from both landlord and tenant
Option B — New Tenancy Agreement If there are more substantial changes — new clauses, different parties, updated terms — draft a fresh Tenancy Agreement from scratch. Standard templates are widely available online, and many landlords and tenants handle this without legal assistance.
Either way, ensure the document includes:
Full legal names and NRIC/FIN numbers of both parties
Full property address (including unit number)
New lease commencement and expiry dates
Monthly rent amount
Signatures from both parties (digital signatures are generally acceptable)
Step 4: Pay Stamp Duty via IRAS Within 14 Days
This step is non-negotiable. All tenancy agreements in Singapore must be stamped — including renewals. An unstamped agreement is not admissible as evidence in court, which becomes a serious problem if a dispute ever arises. As one landlord noted on Reddit: "Technically yes. In a legally and properly stamped contract, you can ask the tenant to leave within the notice period." Without it, enforcing the agreement is significantly harder.
Deadline: Stamp duty must be paid within 14 days of signing the agreement.
How to calculate stamp duty:
For leases of 1 year or less: 0.4% of the total rent for the lease period
For leases of 1 to 3 years: 0.4% of the average annual rent (AAR)
Worked example:
Monthly rent: S$3,500
Lease term: 12 months
Total rent: S$3,500 × 12 = S$42,000
Stamp duty payable: 0.4% × S$42,000 = S$168
How to pay: Visit the IRAS e-Stamping portal to pay online. The process is straightforward and takes under 10 minutes. By convention, the tenant typically pays stamp duty, but this is negotiable between parties.
Step 5: Handle HDB Approval (If Applicable)
This step applies only if you're renting an HDB flat or a room within an HDB flat.
The flat owner (landlord) must log in to the HDB portal and update their subletting records with the new tenancy period. This keeps the rental legally compliant with HDB's subletting regulations.
Tenants don't need to do anything for this step — but it's worth reminding your landlord to take care of it promptly after the agreement is signed, as non-compliance can create issues down the line.
The Smart Next Step: Put Your Saved Commission to Work
You've just saved potentially hundreds or even thousands of dollars in agent commission. Now is a good moment to ask: is your rent payment itself set up as efficiently as possible?
For most tenants, rent is their single largest monthly expense — and it quietly disappears every month with zero return. Here's how to change that.
Pay with Rently — 0% Fee via eGIRO
Pay with Rently lets you automate your monthly rent payments via eGIRO with absolutely zero fees. Set it up once, and Rently ensures your landlord receives the full amount on time via normal bank transfer — no landlord approval or involvement required. They simply receive a regular bank transfer as usual.
This is the only tenancy support platform in Singapore offering a true 0% base fee. Other card-based rent payment platforms charge between 1.75% and 2.8% per transaction, which on a S$3,500/month rent adds up to over S$700 a year in fees alone.
Earn Rewards on Rent — Turn Rent into Miles
Once you're on the platform, Earn Rewards on Rent lets you earn Max Miles on every dollar of rent you pay via Rently. These are transferable to over 30 loyalty programmes including KrisFlyer, AirAsia, and Avios — and they never expire.
The eGIRO Tier 1 option starts at just 1.33¢/mile, making it one of the most cost-effective ways to accumulate miles in Singapore. For the miles optimisers out there, Rently also supports dual reward stacking — earn your credit card miles and Max Miles simultaneously on the same payment (note: credit card payments are subject to a fee — see the online calculator for applicable rates), something structurally impossible for pure payment routing competitors.
Think about it this way: you've already cut out the agent fee. Why not turn your rent — money that was previously just an expense — into your next flight home or a future holiday?
You're More Ready Than You Think
Renewing your tenancy agreement without an agent in Singapore is not just legal — it's genuinely straightforward when you know the steps. Here's a quick recap:
Check your Estate Agency Agreement for any renewal commission clause
Serve written notice at least 2 months before lease expiry
Negotiate new terms — rent, duration, and any clause amendments
Draft a renewal addendum or new agreement and get both parties to sign
Pay stamp duty via IRAS within 14 days of signing
Update HDB subletting records if you're in an HDB flat
With your renewed lease in hand and the money saved on commission, you're in a stronger financial position than before. The tenants who go agent-free tend to be the same ones who take a more hands-on approach to their finances overall — and platforms like Rently are built exactly for that mindset.
Smart renting starts with knowing your rights. You now do.
Frequently Asked Questions
Do I have to pay my property agent a commission fee for a tenancy renewal?
No, you are not obligated to pay your property agent a renewal commission unless it is explicitly stated in the Estate Agency Agreement you signed with them. The obligation to pay is determined by your service agreement with the agent, not the Tenancy Agreement with your landlord. Always check your Estate Agency Agreement first; if there is no renewal commission clause, you do not need to involve or pay the agent for the renewal.
What is the process for renewing a tenancy agreement without an agent in Singapore?
The process is straightforward and involves five key steps. First, provide written notice to your landlord of your intent to renew, typically 2-3 months before the lease expires. Second, negotiate and agree on the new terms, such as rent and duration. Third, sign either a simple renewal addendum or a new Tenancy Agreement. Fourth, pay the required stamp duty to IRAS within 14 days of signing. Finally, if you rent an HDB flat, ensure your landlord updates the subletting records on the HDB portal.
How much is stamp duty for a tenancy renewal and who pays for it?
Stamp duty is typically 0.4% of the total rent for the entire lease period. For example, on a 1-year lease at S$3,500 per month (total rent of S$42,000), the stamp duty would be S$168. By convention, the tenant is responsible for paying the stamp duty, although this can be negotiated with the landlord. Payment must be made to the Inland Revenue Authority of Singapore (IRAS) within 14 days of the agreement being signed.
What happens if I don't pay stamp duty on my renewed tenancy agreement?
An unstamped tenancy agreement is not considered valid evidence in a Singapore court of law. This means that if a dispute arises between you and your landlord (e.g., over the security deposit or early termination), you will not be able to rely on the agreement to enforce your rights. Paying stamp duty is a small but crucial step to ensure your tenancy is legally protected.
Can my landlord insist on increasing the rent upon renewal?
Yes, your landlord can propose a rent increase upon renewal as there is no rent control in Singapore. However, any increase should be reasonable and aligned with the current market rates. To negotiate effectively, you should research the prices of comparable rental properties in your area on portals like PropertyGuru or 99.co. A good landlord will often prefer to keep a reliable tenant with a fair increase rather than risk a vacancy.
What is the difference between a renewal addendum and a new tenancy agreement?
A renewal addendum is a simple, often one-page document that is attached to your original Tenancy Agreement. It is used when there are only minor changes, such as the new rental period and monthly rent. A new tenancy agreement is drafted from scratch and is more appropriate when there are substantial changes to the original terms, such as adding or removing clauses (like a diplomatic clause), changing maintenance responsibilities, or adding new occupants.
How do I handle the renewal if I am renting an HDB flat?
The renewal process for an HDB flat is the same as for private property, with one additional, crucial step. After the renewal agreement is signed and stamped, the HDB flat owner (your landlord) is required to log in to the HDB portal and update their subletting application with the new tenancy period. While this is the landlord's responsibility, it's good practice for the tenant to remind them to ensure the rental remains compliant with HDB regulations.