Signing a tenancy agreement locks you in — sometimes for 12 or 24 months. Many tenants rush through viewings and sign without checking critical details, only to discover problems days after moving in. Here's what to verify before you put pen to paper.
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During the Viewing
1. Test Every Aircon Unit
Turn on each unit for 5 minutes. It should cool noticeably within 2–3 minutes. If it takes longer or doesn't cool evenly, there may be a gas shortage or dirty coil. Ask when it was last serviced.
2. Run Every Tap
Check the kitchen sink, all bathroom taps, the shower, and the outdoor tap if any. Low water pressure may indicate pipe issues. Slow drainage from basins or floor traps suggests partial blockages.
3. Flush Every Toilet
Check that the cistern refills within 60 seconds and that there's no running water (which wastes $20–$40/month in water bills).
4. Test All Appliances
Washing machine, dryer, refrigerator, oven, microwave — run a quick test cycle on each. Note any that don't work or make unusual sounds.
5. Check the Water Heater
Turn on the hot water tap in each bathroom. If it's an electric storage heater, it should deliver hot water within 30 seconds. Instant heaters should be immediate. Cold-only output may indicate a faulty unit.
6. Check for Watermarks or Stains on Ceilings
Brown stains or peeling paint on ceilings indicate water seepage — potentially from the unit above or from a roof leak. This is a major issue, especially in older buildings.
7. Look Behind Furniture
Sellers and landlords sometimes position furniture to hide wall damage, mould, or water stains. Pull sofas and cabinets away from walls if possible.
8. Check for Mould in Bathrooms and Kitchens
Mould around grouting, under the sink, or on bathroom ceilings is common in Singapore's humid climate — but it can indicate poor ventilation or water leaks. Black mould is a health concern.
9. Test the Windows and Doors
All windows and doors should open, close, and lock smoothly. Stiff locks or warped frames can indicate structural settlement or poor maintenance.
10. Check Mobile Signal and Internet Infrastructure
Walk to different parts of the flat and check your phone signal. If it's weak indoors, you may need a mesh router. Ask what internet providers service the building (fibre point-of-entry box should be visible somewhere in the flat).
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On the Documents
11. Verify the Landlord's Identity
Ask for the landlord's NRIC and compare it to the property title (URA or SLA records). The person signing the TA must be the registered owner, or have a valid Power of Attorney.
12. Confirm HDB Approval (For HDB Flats)
Ask to see the HDB subletting approval letter. It should include your name, the approved rental period, and the approved number of occupants.
13. Check the Lease Expiry on Current Occupants
If tenants are still living there, ask when their lease ends. A gap between their exit and your entry may affect your move-in date. Ensure this is accounted for in the TA.
14. Read the Diplomatic Clause
For any lease over 12 months, insist on a diplomatic clause. Standard terms: exit allowed after month 12 with 2 months' written notice. Without this, early exit exposes you to months of liability.
15. Confirm Aircon Servicing Terms
The TA should specify: who pays for regular servicing, how often, and who pays for chemical washes and repairs. Ambiguity here causes most aircon-related disputes.
16. Check the Minor Repairs Threshold
Most leases assign repairs below a dollar threshold to the tenant ($150–$300 is typical). Make sure this is reasonable and that anything above it falls on the landlord.
17. Verify the Inventory List
Every item of furniture and every appliance should be listed with its condition noted. Don't accept a blank or vague list. Walk through the property with the landlord or agent and annotate the list together.
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Financial Checks
18. Confirm What's Included in Rent
Does rent include:
- Maintenance fees (condo MCST fees)?
- Any utilities?
- Internet?
- Weekly cleaning?
Most Singapore rentals exclude all of the above. Confirm explicitly.
19. Understand the Deposit Return Process
The TA should specify how many days after lease expiry the deposit will be returned, and under what conditions deductions can be made. "Within 14 days" and "fair wear and tear is not deductible" are the standards to insist on.
20. Clarify Who Handles Stamp Duty
Stamp duty is typically the tenant's responsibility, but confirm this is stated in the TA. Know the amount in advance: 0.4% × (monthly rent × lease months).
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Day of Move-In: One Final Step
Before you bring in a single box, do a documented walkthrough:
- Take timestamped photos or a video of every room, every wall, every appliance
- Note any pre-existing damage on the inventory list
- Send the photos to your landlord via WhatsApp or email immediately
This single step prevents the majority of deposit disputes in Singapore. A landlord cannot deduct for damage that was present before you moved in — but only if you have proof.