End-of-Tenancy Checklist for Singapore Landlords: Inspection, Records and Deposit Review

Key takeaways

• Reopen the signed tenancy agreement before arranging the final inspection.
• Use the original inventory, condition report, photographs and maintenance records as the starting baseline.
• Carry out a joint inspection where practical and record observations consistently.
• Distinguish fair wear and tear from damage, missing items, unauthorised alterations and unmet obligations.
• Keep dated photographs, quotations, invoices, correspondence and the complete key-return record.
• Apply the process in the actual agreement rather than assuming every tenancy follows the CEA template.
• HDB landlords should complete the required tenancy-termination notification.

Background

CEA’s optional private-residential tenancy agreement template includes an end-of-tenancy guide, an inventory list and a property condition report. These provide a useful structure, but the guide is not compulsory and does not replace the terms the parties signed.

A careful end-of-tenancy process connects the records created at the initial whole-unit rental handover with the condition observed when possession is returned. Without a reliable starting record, it can be harder to separate pre-existing wear from a later issue.

Latest official guidance

This is an evergreen landlord guide rather than a new policy announcement. CEA’s private-rental guidance was updated on 22 July 2026, while its tenancy-agreement page was updated on 14 August 2026. The current template is version 1.3, updated on 11 March 2024.

The template refers to fair wear and tear, a joint inspection and a sample process for reviewing the deposit. Those provisions are not universal contractual terms. Landlords should rely on the signed agreement and current official requirements for the actual property.

Who is affected

This guide is for owners and landlords ending a whole-unit tenancy of a private residential property or eligible HDB flat, and for landlords preparing the property for the next whole-unit tenancy.

Who is not directly affected

This is not a room-rental, short-term accommodation or commercial-tenancy guide. It also does not determine responsibility in a complex dispute or replace legal advice on the signed contract.

What remains unchanged

• The signed tenancy agreement remains the starting point for the parties’ obligations.
• CEA’s tenancy agreement is an optional template, not a mandatory contract.
• Whether an issue is fair wear and tear is fact-specific and depends on the evidence and agreement.
• The tenancy deposit should not automatically be treated as the final month’s rent.
• HDB and private-residential regulatory requirements continue to apply independently of the handback inspection.
• A landlord should not promise a deposit outcome before reviewing the records and relevant terms.

End-of-tenancy review sequence

1. Reopen the agreement. Check the notice, handback, reinstatement, inspection, deposit and remedy provisions that were actually accepted.
2. Prepare the starting records. Bring the signed inventory, condition report, dated photographs, appliance records, correspondence and evidence of agreed alterations or repairs.
3. Inspect systematically. Walk through each room in the same order, test supplied items where appropriate, record meter readings and account for keys, access cards and remotes.
4. Separate observation from responsibility. Record what is visible first. Then compare it with the starting condition, normal use, maintenance history and the signed terms.
5. Document any proposed deduction. Explain the contractual basis, supporting evidence, reasonable cost and any notice or remedy process in writing.
6. Close the practical records. Confirm possession, key return, utilities, forwarding contact and any HDB tenancy-termination notification.

Planning considerations

Use one evidence file

Keep the agreement, inventory, start and end photographs, inspection notes, invoices, quotations and correspondence together. Consistent file names and dates make the sequence easier to understand.

Allow time for a joint inspection

Where practical, arrange the appointment before the final handback deadline so both parties can see the same observations and the tenant can respond to any issue under the agreement.

Prepare for the next tenancy separately

Repair, cleaning, furnishing and remarketing decisions for the next tenant are commercial decisions. They should be kept distinct from responsibility under the outgoing tenancy. The landlord furnishing guide can help with the next preparation stage.

Escalate disputes carefully

CEA does not decide disputes between landlords and tenants where no property-agency service issue is involved. Depending on the claim and tenancy, mediation, the Small Claims Tribunals or legal advice may be relevant. The Singapore Courts state that certain residential tenancy agreements of up to two years may qualify for a small claim, subject to the applicable requirements.

FAQ

This article is for general educational discussion. The signed tenancy agreement and the facts of the handback matter. Landlords should verify current property-specific requirements and obtain legal advice where required.