What to do when your landlord refuses to return your deposit in Singapore

Your landlord has 14 days. If they miss that — or send deductions that don't add up — here's exactly what to do next.

Most tenants don't know their rights on deposit return — and landlords know it. The rules in Singapore are clear. Here's what they say and what to do when they're ignored.

1. What is the landlord legally required to do?

Under most Singapore tenancy agreements, the landlord must return your deposit within 14 days of the tenancy end date, minus any agreed deductions. If deductions are made, they must be itemised — a single line saying "cleaning and repairs: $1,200" is not sufficient. Each item should be listed separately with an amount.

There is no national legislation that explicitly mandates a 14-day return — it is a contractual obligation from your tenancy agreement. Check the exact clause in yours. Most standard agreements use 14 days; some use 30.

2. What counts as a valid deduction?

Landlords can deduct for damage beyond fair wear and tear, unpaid rent, unreturned keys or access cards, missed air-conditioning servicing (if required by the agreement), and costs to restore the unit to its original condition.

They cannot deduct for normal ageing — faded paint, minor scuffs, light carpet wear — or for pre-existing damage that was present when you moved in. If you documented the unit at move-in, those photos are your defence. If you didn't, it becomes your word against theirs.

3. What to do if the deadline passes with no return and no response

Send a formal written demand by email. State the tenancy end date, the deposit amount, the contractual return deadline, and that you expect full return within seven days. Keep the tone factual. This email is evidence.

If there is still no response after seven days, send a second email stating that you intend to file a claim at the Small Claims Tribunal if the deposit is not returned within a further seven days. Naming the Tribunal specifically tends to produce a response.

4. What to do if deductions look wrong

Ask for receipts or quotes for every deduction. A landlord who deducts $800 for painting should be able to produce a contractor invoice. If they cannot — or if the amount claimed significantly exceeds market rate — that is grounds to dispute.

Respond in writing to the itemised list. Accept the deductions you agree with. Dispute the ones you don't, with reasons and evidence. This creates a paper trail showing you engaged in good faith.

5. How does the Small Claims Tribunal work?

The Small Claims Tribunal (SCT) at the State Courts handles deposit disputes up to $20,000. Filing costs $10–$30 and does not require a lawyer. You file online, attend a mediation session, and if unresolved, a hearing before a referee who issues a binding order.

The process typically takes four to eight weeks. The referee will look at your tenancy agreement, the condition of the unit at move-in versus move-out, and the evidence both parties provide. Whoever kept better records — inventory checklists, photos, receipts, email correspondence — almost always wins.

Filing at the SCT costs the landlord nothing to defend but signals that you are serious and prepared. Most disputes settle before a hearing once a filing is made.

6. What evidence do you need to win?

Photos taken at move-in showing the condition of walls, floors, appliances, and fixtures — ideally timestamped
The signed inventory checklist from move-in, if one was done
Photos taken at move-out, ideally during the walkthrough with the landlord present
Receipts for professional cleaning and air-con servicing
Written confirmation of the handover date and key return
All email correspondence with the landlord regarding deductions

If the landlord claims damage you dispute, ask them for before-and-after photos. If they don't have any, that matters.

The bottom line

The SCT exists precisely for this. Filing is cheap, the process is accessible, and the outcome is enforceable. Most landlords who ignore deposit return deadlines do so because tenants don't know they have a straightforward legal remedy. Now you do. The earlier you start documenting — from move-in, not move-out — the stronger your position.