What is the difference between end-of-tenancy cleaning and reinstatement?

End-of-tenancy cleaning covers hygiene and surfaces — vacuuming, mopping, scrubbing bathrooms and kitchen, and cleaning appliances. Reinstatement covers structural and cosmetic restoration — repainting, repairing damage, and removing tenant additions to return the unit to its handover condition. They are separate scopes and are often done by different contractors.

Do I need both cleaning and reinstatement at the end of my tenancy?

Usually yes. Most Singapore tenancy agreements require the unit handed back both cleaned and reinstated to move-in condition. Cleaning alone won't fix paint marks or holes; reinstatement alone won't satisfy a cleaning requirement. Check your tenancy agreement for both obligations.

How much does end-of-tenancy cleaning cost in Singapore?

End-of-tenancy cleaning for a typical flat usually costs around S$150–500 depending on size and condition, separate from reinstatement. Reinstatement (repaint, make-good, removal) is a larger, separate cost — often S$800–4,000 for HDB and S$3,000–12,000 for condos.

Can the same contractor do both cleaning and reinstatement?

Some reinstatement specialists bundle a final clean into the handover, which is convenient and avoids coordinating two vendors. But a general cleaning company cannot do reinstatement works like repainting or repairs — so for anything beyond surface cleaning, you need a reinstatement contractor.

Handover Guide

End-of-Tenancy Cleaning vs Reinstatement: What's the Difference?

By REINSTATE.by MCSG · Updated 24 June 2026 · 5 min read

Cleaning makes a unit hygienic; reinstatement makes it look like move-in day. End-of-tenancy cleaning covers surfaces and hygiene — floors, bathrooms, kitchen, appliances. Reinstatement covers restoration — repainting, repairs and removing your additions. They're separate scopes, often by different contractors, and most leases require both.

"I've booked a cleaner, so the handover's sorted" — it's the most common (and costly) misunderstanding at move-out. Cleaning and reinstatement are not the same thing, and getting only one of them done is how deposits get docked. Here's the difference.

The core difference

	End-of-tenancy cleaning	Reinstatement
Goal	Hygiene & cleanliness	Restore to handover condition
Covers	Floors, bathrooms, kitchen, appliances, dust	Repaint, patch holes, repairs, remove additions
Fixes paint marks & holes?	No	Yes
Typical cost (flat)	~S$150–500	S$800–12,000 by property
Who does it	Cleaning company	Reinstatement contractor

Do you need both?

Usually yes. Most Singapore tenancy agreements require the unit returned both cleaned and reinstated to move-in condition. A spotless flat with marked walls still fails the handover; a freshly reinstated flat that's dusty still fails the cleaning requirement. Check your reinstatement clause for both obligations.

Where the deposit actually goes

Landlords rarely dock deposits over a bit of dust — they dock for the reinstatement gaps: a colour-changed wall, anchor holes, a scratched floor. That's why booking only a cleaner leaves the expensive part undone. The deposit hinges on fair wear and tear versus damage, documented against your move-in inventory.

Should one contractor do both?

Convenient: some reinstatement specialists bundle a final clean, so one vendor hands the unit back fully ready — no coordinating two schedules before a tight handover.
The limit: a general cleaning company can't repaint or repair, so for anything beyond surface cleaning you still need a reinstatement contractor.

Want the unit handed back clean and reinstated?

Send us the unit and your handover date — we'll quote the reinstatement against the actual condition and hand it back cleaned and ready, so the whole handover is one clean job and a full deposit return.

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Cleaning and reinstatement obligations are set by your tenancy agreement; cost ranges reflect 2026 Singapore market norms. Always confirm both requirements in your lease and price reinstatement against a written quote.