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Singapore · Tenancy Law
Getting Your Rental Deposit Back in Singapore
Your landlord can't just keep your deposit. Know what's a fair deduction — and what isn't.
Rental deposit disputes are one of the most common landlord-tenant issues in Singapore. Tenants typically pay 1-2 months' rent as a security deposit, and getting it back can feel like pulling teeth. The good news: Singapore law gives you clear options to recover your money if your landlord is withholding it unfairly.
What Your Landlord Can (and Can't) Deduct
Your landlord can make legitimate deductions from your deposit for:
Fair deductions
Unpaid rent or utility bills
Damage beyond normal wear and tear (e.g. holes in walls, broken fixtures)
Professional cleaning, if your tenancy agreement requires it
Replacement of items you damaged or lost (at depreciated value, not new price)
Unfair deductions — you can dispute these
Faded or yellowed paint from normal ageing
Minor scuff marks on walls or floors
Wear on carpets, curtains, or appliances from regular use
Repainting the entire unit when only touch-ups are needed
Charging new-item prices for old items (e.g. $800 for a 5-year-old curtain)
The key legal principle is "fair wear and tear". Things naturally age with use — your landlord accepted this when they rented the property. They can only deduct for damage that goes beyond what's normal for the tenancy period.
Step-by-Step: Getting Your Deposit Back
1
Document everything at move-out
Take photos and video of every room on your last day. Compare with move-in photos if you have them. This is your strongest evidence.
2
Send a written demand
Email or text your landlord requesting the deposit back within the timeframe in your tenancy agreement (usually 14-30 days). Be specific about the amount and deadline.
3
Dispute unfair deductions in writing
If your landlord sends a list of deductions, respond point-by-point. Challenge anything that's normal wear and tear. Ask for receipts or quotes for claimed repair costs.
4
File at Small Claims Tribunal
If your landlord refuses to return the deposit or you can't agree, file a claim at the SCT. Claims up to $20,000. Filing fee is just $10-$20 for claims under $5,000. No lawyer needed.
Template: Deposit Demand Letter
Use this as a starting point for your written demand. Adjust the details to your situation:
Dear [Landlord's name],
I am writing regarding the security deposit of $[amount] paid at the start of my tenancy at [address], which commenced on [start date] and ended on [end date].
As per our tenancy agreement, the deposit is to be returned within [14/30] days of the end of the tenancy. As of today, [number] days have passed and I have not received the deposit.
The property was returned in good condition, consistent with fair wear and tear over a [duration] tenancy. I took photographs at move-out which I can provide.
I kindly request the full deposit of $[amount] be returned to my bank account within 7 days of this letter. If I do not receive payment, I will have no choice but to file a claim at the Small Claims Tribunal.
Yours sincerely,
[Your name]
[Your contact details]
Filing at the Small Claims Tribunal
The Small Claims Tribunal (SCT) is specifically designed for disputes like these. You don't need a lawyer — the process is informal and straightforward:
File online at judiciary.gov.sg or in person at the State Courts
Filing fee: $10 for claims under $5,000, $20 for $5,000-$10,000
Claim limit: Up to $20,000
Timeline: Consultation within 10-14 days, hearing within 1-2 months
Bring: Tenancy agreement, deposit receipt, move-in/out photos, correspondence with landlord
Key deadline
You must file your SCT claim within 2 years of the dispute arising. Don't wait — file as soon as your landlord refuses to return the deposit after your written demand.
Landlord won't return your deposit?
Tell Vera your situation — how much the deposit is, what your landlord is claiming, and how long it's been. She'll explain your rights and help you figure out the next step.
General legal information only — not legal advice. For specific situations, consult a qualified lawyer.