Deposit Recovery
How to Get Your Full Rental Deposit Back in Singapore
To get your full deposit back, return the unit to its move-in condition, settle anything beyond fair wear and tear, clear final bills, and hand over on time — all backed by a photographed inventory. In practice, most withheld deposits trace to one of two things: incomplete reinstatement, or a move-in record too vague to settle a dispute.
A Singapore security deposit is usually one to two months' rent — real money sitting with the landlord until handover. Whether you're the tenant or the agent managing the exit, here's exactly how to make sure it comes back in full.
How much is a rental security deposit in Singapore?
The standard is one month's rent for each year of the lease — so one month for a one-year tenancy, two months for a two-year tenancy. It's held against unpaid rent, damage beyond fair wear and tear, and reinstatement at the end of the lease.
| Lease length | Typical deposit |
|---|---|
| 1 year | 1 month's rent |
| 2 years | 2 months' rent |
| + Utility deposit | often ~½ month, held separately |
When should the deposit be returned?
Usually within 7 to 30 days after handover. There's no fixed statutory deadline in Singapore, so the timeframe is whatever your tenancy agreement states — most specify the deposit is refunded once reinstatement and any agreed repairs are done and final utility bills are settled.
Why do landlords withhold part of the deposit?
Nearly every deduction falls into one of four buckets:
- Reinstatement not done — the unit wasn't restored to its handover condition (the most common and most avoidable). See what reinstatement covers.
- Damage beyond fair wear and tear — burns, deep scratches, holes, broken fixtures.
- Unpaid rent or utility bills at the end of the tenancy.
- Cleaning where the unit is handed over visibly dirty.
What counts as fair wear and tear (and what doesn't)?
Fair wear and tear is the ordinary ageing any occupant causes — and the landlord pays for it. Anything beyond that, caused by use or neglect, can be charged to the tenant. The line between the two is where most disputes live.
| Fair wear & tear (landlord's cost) | Chargeable damage (tenant's cost) |
|---|---|
| Faded paint from time/sunlight | Walls painted a new colour, wallpaper, holes |
| Minor scuffs on floors | Deep scratches, cracked tiles, water damage |
| Worn seals, loose hinges from age | Broken fixtures, missing keys, damaged appliances |
| Light marks from normal furniture | Built-in carpentry left behind to remove |
7 steps to get your full deposit back
- Keep your move-in inventory. Photos and a signed condition report from day one are your strongest evidence. No inventory, no leverage.
- Re-read the reinstatement clause in your tenancy agreement so you know exactly what "original condition" means for your unit.
- Start 4–6 weeks before handover. Rushed reinstatement costs more and risks a missed handover date.
- Reinstate properly — remove tenant additions, patch and repaint to building standard, restore flooring and fixtures. Budget with our condo reinstatement cost guide.
- Deep-clean and clear all bills — final utilities, any outstanding rent.
- Document the handover with dated photos of the restored unit and return all keys/access cards.
- Get written confirmation of the deposit refund amount and timeline at handover.
Handover coming up?
Send us the unit and your lease-end date — we'll reinstate it to handover condition and manage the whole process to a clean, full deposit return.
WhatsApp us for a quote →What if the landlord refuses to return it?
First negotiate with your evidence; if that fails, file with the Small Claims Tribunals. The Tribunals handle tenancy disputes for amounts up to S$20,000 (or S$30,000 if both parties agree), quickly and without a lawyer. Your move-in inventory and handover photos are what win these cases.
For the agent's playbook on heading off disputes before they start, see our security deposit guide for agents and the end-of-tenancy checklist.
Deposit norms (one month per year of lease), return windows, fair-wear-and-tear principles, and Small Claims Tribunals limits reflect standard Singapore tenancy practice as of 2026. Always check your specific tenancy agreement.