What can I do if my landlord won't return my security deposit in Singapore?

First request an itemised breakdown of any deductions in writing and compare it against your move-in inventory and photos. If the deduction includes fair wear and tear or looks unreasonable, negotiate in writing. If that fails, you can file a claim at the Small Claims Tribunals for a residential tenancy not exceeding two years.

Can I take a deposit dispute to the Small Claims Tribunal?

Yes. The Small Claims Tribunals (part of the State Courts) hear disputes under residential tenancy agreements not exceeding two years, including security deposit claims. As of 2026 the claim limit is generally S$20,000, and up to S$30,000 if both parties consent in writing. Confirm current limits before filing.

How much does it cost to file a Small Claims Tribunal case?

Filing fees at the Small Claims Tribunals are modest and scale with the claim amount, typically a small fixed fee for consumer-sized claims. Lawyers are generally not permitted, so parties represent themselves, which keeps costs low. Check the State Courts website for the current fee schedule.

What evidence do I need for a deposit dispute?

Your strongest evidence is a dated move-in inventory with photos, the tenancy agreement (showing the reinstatement clause and deposit terms), move-out photos, and the landlord's itemised deduction list. Together these show what was fair wear and tear versus genuine damage.

Deposit Guide

Landlord Won't Return Your Deposit? Disputes & the Small Claims Tribunal

By Mr Kobayashi, Operations Lead, REINSTATE.by MCSG · Updated 24 June 2026 · 7 min read

If a Singapore landlord won't return your security deposit, ask for an itemised deduction in writing, check it against your move-in inventory, and negotiate. If that fails, you can file at the Small Claims Tribunals for a residential tenancy of up to two years, a fast, lawyer-free process where your dated move-in photos do the heavy lifting.

A withheld deposit is the most stressful part of moving out, and most of the time it comes down to evidence, not law. Here's the calm, step-by-step way to get your deposit back in Singapore in 2026, from the first email to the Small Claims Tribunals if it comes to that.

Step 1, Get the deductions in writing

Ask the landlord for a written, itemised list of every deduction. A vague "the unit needed work" is not enough. An itemised list lets you separate genuine damage (your cost) from fair wear and tear (the landlord's), and it becomes key evidence if the dispute escalates.

Compare each line against your move-in inventory and the fair wear and tear test.

Step 2, Identify what's actually disputable

Often not a valid deduction	Usually a valid deduction
Repainting for paint that simply faded over years	Repainting after a colour change or heavy marks
Minor scuffs and a few small nail holes	Large holes, burns, or broken fixtures
"Betterment", new-for-old replacement of worn items	Genuine make-good to move-in condition
Charges not specified in the tenancy agreement	Cleaning / repaint the agreement explicitly requires

Step 3, Negotiate in writing

Put your position in a calm, factual email: reference the inventory, attach photos, and propose a fair settlement of the disputed amount. Many disputes end here once the tenant shows clear evidence. Keep every message, it's part of your record.

Step 4, The Small Claims Tribunals (if needed)

The Small Claims Tribunals (SCT), part of the State Courts, hear residential tenancy disputes for leases not exceeding two years, including deposit claims. As of 2026 the limit is generally S$20,000, raised to S$30,000 if both parties consent in writing. Lawyers are not allowed, so it's quick and low-cost.

File the claim online via the Community Justice and Tribunals System (CJTS), within the time limit (claims must generally be filed within two years of the cause of action).
Pay the filing fee, modest and scaled to the claim size.
Attend consultation/mediation, many cases settle here.
Tribunal hearing, if unresolved, a tribunal magistrate decides, relying heavily on documents and photos.

Limits, fees and procedures can change, confirm the current figures on the State Courts / CJTS website before filing.

How to make sure you never get here

Photograph the unit at move-in, dated and room by room, the single best protection.
Reinstate properly to move-in condition before handover, against the inventory.
Repaint to the original colour if you changed it.
Get any make-good itemised in writing so there's no ambiguity at handover.

Deposit being withheld over "reinstatement"?

Send us the unit, your lease and the landlord's deduction list, we'll assess what's genuinely owed versus fair wear and tear, quote any real make-good, and help you hand back clean so the deposit comes back in full.

WhatsApp us for a quote →

Small Claims Tribunals jurisdiction, claim limits (S$20,000, up to S$30,000 by consent as of 2026) and procedures are set by the State Courts of Singapore and may change, verify current figures before filing. This guide is general information, not legal advice.

References & further reading

Authoritative Singapore sources for further reading. This guide is general information, not legal advice, confirm current rules with the relevant authority.