Fair Wear and Tear vs Damage in Singapore: What a Landlord Can Deduct

Almost every end-of-tenancy deposit dispute in Singapore is really one argument: is this fair wear and tear, or is it damage? Get the distinction right — backed by a move-in inventory — and the deposit comes back. Here is exactly where the line sits in 2026, with clear examples on both sides.

What is fair wear and tear?

It is the same principle that decides who pays for reinstatement at the end of a lease: the tenant restores the unit to move-in condition minus fair wear and tear; the landlord absorbs the ageing.

What Singapore courts look for

Singapore courts start with the lease wording and the evidence of the premises' original condition. In [2026] SGMC 36, the Magistrate's Court explained that the party claiming reinstatement costs must prove the breach or damage and that evidence of the original condition is important. The tenant may then show that the condition is ordinary wear rather than compensable damage.

Tan Chong Realty (Pte) Ltd v Victory Industrial Co Pte Ltd [2000] SGHC 140 remains a useful Singapore authority on interpreting reinstatement obligations against the actual lease. The practical lesson from both decisions is simple: do not decide a deduction from a close-up move-out photo alone—compare the clause, the check-in record, the age of the item and the cause of the change.

Fair wear and tear vs damage: the dividing line

The test is whether the deterioration came from normal use over time (landlord's cost) or from accident, neglect, misuse or alteration (tenant's cost).

Context matters: the same mark can be fair wear in a 3-year tenancy but damage in a 3-month one. Severity, cause, and length of stay all factor in.

How is fair wear and tear assessed?

There is no government inspector — it is assessed by comparing the move-out state against the move-in record. Four things drive the decision:

1. The move-in inventory and photos. Dated check-in photos are the single strongest piece of evidence for either side.
2. Length of tenancy. The longer the stay, the more wear is reasonably "fair". A two-week-old scuff is judged differently from a five-year-old one.
3. Number of occupants and use. A family of five wears a unit faster than a single tenant — and that wear is still fair.
4. The tenancy agreement. Some agreements require, for example, professional cleaning or a repaint on exit regardless of wear. Read the clauses.

Landlord and tenant responsibilities

What a landlord can and can't deduct

If a five-year-old wall needs repainting because of one tenant mark, a fair approach apportions for the paint's age — not a full new-paint charge to the tenant.

Common deposit disputes — and who's usually right

• Repainting. Faded over years = landlord. Colour change, wallpaper, or heavy marks = tenant. See our deposit guide.
• Nail holes. A few small picture-hook holes = fair wear; rows of anchor holes for heavy shelving = make-good.
• Cleaning. Normal end-of-tenancy dirt is expected; but most agreements require the unit returned clean, so a professional clean is often the tenant's.
• Aircon servicing. Frequently a contractual tenant obligation, separate from wear and tear — check the clause.

Fair wear and tear inspection checklist

1. Bring the lease and signed inventory. Highlight repair, reinstatement, cleaning and fair-wear clauses before the walkthrough.
2. Match every room to check-in photos. Recreate the same angles and keep the original files with timestamps.
3. Record the item, location and severity. Use a ruler or wide shot for scale; avoid relying only on close-ups.
4. Classify the likely cause. Note ordinary use/age, pre-existing condition, accidental damage, neglect or alteration.
5. Check age and expected life. Ask when paint, flooring, appliances and fittings were installed before discussing replacement cost.
6. Separate cleaning from damage. Dirt that can be cleaned is not automatically physical damage; quote the appropriate remedy.
7. Write a joint snag list. Mark agreed items, disputed items, the responsible party and the completion deadline.
8. Get itemised evidence. Keep quotations, repair invoices, servicing records, the signed handover form and key-return acknowledgement.

If you can't agree, the deposit can be disputed at the Small Claims Tribunals (for claims within its limit), where your move-in photos do the heavy lifting.