Condo Reinstatement Checklist Singapore: What Landlords Actually Inspect

The handover walkthrough is the moment of truth in any rental reinstatement. You can have the best contractor in Singapore, but if the scope was wrong — or if one area was overlooked — a sharp-eyed landlord will find it. This checklist is what MCSG's specialists walk through on every single condo reinstatement job. Use it before your final handover to confirm nothing is missed.

Before You Start — The Pre-Exit Walkthrough

Before a single brush hits a wall, do a structured pre-exit walkthrough. This step protects both the tenant and the agent from scope creep and post-handover disputes.

• Retrieve the original inventory list and check-in photos from when the tenancy began. These are the reference documents — not what the landlord remembers, not what the tenant thinks was there. The original check-in record governs.
• Walk every room with those check-in photos open on your phone. Note every difference: new nail holes, repainted walls in a different colour, broken fixtures, worn flooring, AC issues.
• Document current condition with timestamped photos of every area you identify as requiring reinstatement, plus areas that are clean and undamaged. This record protects you if the landlord raises items that were pre-existing.
• Identify fair wear and tear vs actual damage — these are legally different categories in Singapore, and a specialist contractor can advise you on the distinction before you commit to a scope.
• Engage your contractor for a site assessment before the last few weeks of the tenancy. Rushing reinstatement in the final week always produces lower-quality outcomes and higher costs for expedited scheduling.

Room-by-Room Reinstatement Checklist

Work through each area systematically. Do not skip rooms because they "look fine" — landlords inspect every square metre, and so should your contractor.

What Management Offices Specifically Check

Condo management offices in Singapore vary significantly in their reinstatement requirements — and failing to meet their specific rules can delay your handover and block deposit release even if the landlord is satisfied with the unit condition.

Most Grade A condos require:

• Submission of a reinstatement works notice to the management office before any works commence — typically 3–5 working days in advance
• Payment of a works deposit (usually $500–$2,000) that is refunded after the management office conducts their post-works inspection
• Adherence to permitted working hours (most condos restrict works to weekdays, 9am–5pm)
• Use of approved contractors who have submitted valid insurance and ACRA documents
• Confirmation that outdoor AC compressors are in their original placement and condition

Tenant-installed non-standard modifications — built-in bars, feature walls with structural fixings, additional partition walls, or wet rooms — may require the management office to inspect and sign off on the removal before issuing clearance. MCSG has existing relationships with management offices across hundreds of Singapore condominiums, which significantly streamlines this process.

The Most Common Reinstatement Failures

Based on 2,500+ handovers, these are the six most common reasons Singapore landlords withhold all or part of a security deposit — in order of frequency:

1. Missed nail holes in bedrooms. Tenants and general contractors consistently miss small anchor holes behind where furniture or artwork was hung. Landlords find them immediately because they walk every wall.
2. AC not properly serviced. A visual check is not enough — landlords or their agents test the cooling. If the unit hasn't been serviced, the landlord will engage their own contractor at inflated rates and deduct it from the deposit.
3. Wrong paint shade. The original paint specification is usually recorded in the tenancy agreement or inventory list. Using a close approximation instead of the exact shade (or matching by eye rather than by colour code) is one of the most common and avoidable disputes.
4. Parquet scratches touched up rather than refinished. Touch-up pens and stain markers on parquet are visible in good light. Management offices in high-end condos specifically check for this. Full sanding and refinishing is the only acceptable standard.
5. Bathroom exhaust fan left non-functional. These fail silently — they look intact but don't spin. Landlords test them at handover. Always test before signing off.
6. Management office not informed or clearance not obtained. Without the management office clearance letter, some landlords refuse to sign off on the handover regardless of the unit's condition. This is a process failure, not a workmanship failure — and it's entirely preventable.

A Word on Fair Wear and Tear

Under Singapore tenancy law and general contract principles, landlords cannot deduct from the security deposit for fair wear and tear. This is a critical distinction that agents and tenants should understand before accepting any deduction claim.

What counts as fair wear and tear:

• Minor scuffs on walls at furniture height after a multi-year tenancy
• Light carpet or flooring wear in high-traffic areas (entry, corridors)
• Sun fading on curtains or blinds
• Small hairline surface cracks that develop in aging plaster
• Light discolouration of bathroom grout over time

What does not qualify as fair wear and tear:

• Large holes or anchor damage in walls
• Stained, cracked, or broken tiles
• Broken fixtures, handles, or fittings
• Deep scratches or burns on flooring
• Significant grout staining beyond normal discolouration
• Mould or water damage caused by inadequate ventilation

The single most important protection for any tenant is a comprehensive set of check-in photos from the day the tenancy began. Without these, disputes about pre-existing damage are settled in the landlord's favour more often than not. MCSG recommends all agents ensure their tenant clients receive and retain a copy of the original inventory and check-in photographic record.

For a full cost breakdown of what reinstatement works cost, see our Singapore reinstatement cost guide. For more background on what reinstatement involves and when it applies, see our introduction to rental reinstatement in Singapore.