Window Safety in a Rented Home: Who Is Responsible for Rivets, Repairs and Fallen Windows?

Windows rarely appear in a tenancy agreement by name, so they tend to fall between two stools. The landlord assumes the tenant is looking after them; the tenant assumes the landlord has already had them checked. Meanwhile an aluminium rivet quietly corrodes on the 14th floor. Here is how the rules actually split the job, what each side should pay for, and what to check before move-in and at handover.

Who is legally responsible for windows in a rented flat or condo?

In plain terms, a landlord cannot point to the tenancy agreement to escape a BCA penalty if a window falls through neglect. What the agreement does decide is the money between landlord and tenant: who pays for routine upkeep, who pays for a repair, and what can come out of the deposit. Most standard Singapore agreements require the tenant to keep the premises in good condition, report defects promptly and allow the landlord access for repairs. Our guide to the landlord's right to enter a rented property covers how that access should be arranged.

What are the penalties if a window falls in Singapore?

These are not theoretical. BCA reported 35 fallen windows in the first 11 months of 2023, and more than half of them, 19 cases, were casement windows. In its December 2023 release BCA said 406 people had been fined and 94 prosecuted for fallen windows since 2006. In 2020 the count was 49 cases in 11 months: 32 casement, 16 sliding and 1 louvre window. BCA has described the yearly total as holding at about 50 cases for several years.

Why do casement and sliding windows fall?

This is why the 2004 Building Control (Retrofitting of Casement Window) Order targets rivets specifically. If you own or rent an older flat, look at the hinge and stay arm of each casement window. Stainless steel rivets stay bright; corroded aluminium ones look powdery, white or pitted. On sliding windows, check that each panel has its stopper and angle strip in place so it cannot ride off the track.

Who pays for which window repair: landlord or tenant?

Replacement price range from PropertyGuru's 2026 HDB window guide; rivet and stopper work is usually quoted per window by the contractor. Always get a written quote.

If you are unsure how small repairs are handled in your agreement, our explainer on the minor repair clause shows how the per-item cap usually works, and fair wear and tear vs damage explains where deductions stop being reasonable.

Do you need a BCA Approved Window Contractor?

For a tenant, the practical rule is simple: do not arrange window repairs yourself unless the landlord has asked you to in writing. Report the defect with photos and let the landlord appoint the contractor. That protects you from paying for a repair that was the owner's to fund, and from carrying the blame if the work turns out to be non-compliant. The same logic applies to anything fixed to the window frame, which is why we treat invisible grilles as a consent item rather than a simple add-on.

What should landlords and tenants check before move-in and at handover?

1. Before listing (landlord). Have an approved contractor confirm stainless steel rivets and intact stoppers, and keep the invoice. It is your best evidence of maintenance if anything goes wrong.
2. At move-in (both). Record each window in the move-in inventory: opens and locks properly, glass intact, no rust on fasteners.
3. Every six months (tenant). Open and close each window gently, look at rivets and fasteners, clean the tracks and oil the joints. Never force a stiff window outward.
4. When something is wrong (tenant). Stop using that window, photograph it and message the landlord or agent the same day. Keep the message.
5. At handover (both). Re-check every window against the move-in photos as part of the handover inspection, and note any defect that existed before the tenancy.

Can a landlord deduct window damage from the deposit?

Deposit disputes over windows usually come down to evidence. A tenant with dated move-in photos and a written defect report is in a strong position; a landlord with a recent approved-contractor invoice is too. Charging a tenant for a full set of new windows because one handle broke is betterment and tends to be cut down if it reaches the Small Claims Tribunals. Landlords worried about the larger risk of a window falling should also read our note on landlord insurance and tenant damage.