Found a Condo on a Rental App? Protect Your Deposit From Day One

Singapore renters routinely lose part of a one-to-two-month deposit at move-out over “damage” that was already there on day one. The rental app got you the keys; it won't get your deposit back. Here is the day-one playbook that does.

Why day one decides your deposit

Deposits here are set by negotiation, not law — commonly one month's rent for each year of the lease (so one month for a one-year term, two for two years). None of it is protected by a third party, which is why the groundwork you do on day one matters so much. (More on the legal basis: is reinstatement legally required?)

Day one: build your move-in record

1. Photograph every room, dated. Walls, floors, ceilings, fittings, appliances — and close-ups of every existing scuff, stain, chip or crack.
2. Write a move-in inventory listing the contents and condition, and note every pre-existing defect. Our move-in inventory guide has a full checklist.
3. Get the landlord to acknowledge it in writing — a signed/emailed copy of the defect list and photos, so it can't be disputed later.
4. Test what you can — aircon, water heater, taps, locks — and record anything not working at handover.

Time-stamped photos plus a defect list the landlord has seen are, in practice, the single strongest evidence in any Singapore deposit dispute.

Before you sign: read the reinstatement clause

Your end-of-lease obligations are only as wide as the wording you agree to now. Check what the reinstatement clause requires, whether it carves out fair wear and tear, and whether it adds duties like professional cleaning or a repaint on exit. Negotiate anything unreasonable before signing — not at move-out.

During the tenancy

• Report issues in writing as they arise, so wear caused by the unit (not you) is on record.
• Keep approvals for any changes — if you install or alter anything, get written consent and keep it.
• Don't change wall colours or fixtures without permission; restoring them is a common deduction.

At move-out: defend the deposit

1. Repeat the photo walkthrough and compare against your move-in record.
2. Challenge betterment. You owe the cost of repairing genuine damage — not new-for-old upgrades on an aged unit. See the betterment rule.
3. Ask for itemised quotes for any deduction, and apportion for age and fair wear.
4. If it stalls, the dispute goes to the Small Claims Tribunals or the Community Mediation Centre — not CEA.

Working through it methodically? Use our end-of-tenancy checklist to make sure nothing's missed.