Home/Guides/EAA/Disciplinary Disciplinary scale
| Severity | Penalty | Public register? |
|---|
| Minor | Written warning | Yes (5 years) |
| Moderate | Financial penalty (up to $25K per breach) | Yes (5 years) |
| Serious | Suspension of registration (typically 1–12 months) | Yes — including during suspension |
| Very serious | Revocation of registration (with or without re-registration eligibility) | Yes (permanent) |
| Criminal | Prosecution under EAA in court | Court record + CEA register |
Common offences observed in practice
- Non-disclosure of material facts — failing to inform buyers of known defects, encumbrances, or self-interest.
- Dual representation without consent — acting for both buyer and seller without explicit written informed consent.
- Misrepresentation in advertising — false claims about size, view, condition, or features.
- Bait advertising — listing properties not actually available to attract enquiries.
- Receipt of secret commissions — undisclosed payments from lenders, lawyers, valuers, or developers.
- PMLPFTF breaches — failure to conduct CDD on clients; not filing STRs when warranted.
- False submissions to CEA — inaccurate registration applications, CPD records, or annual returns.
- Practising without registration — performing RES acts after registration lapsed or suspended.
Complaint and investigation process
- Complainant submits written complaint via CEA portal with documents.
- CEA acknowledges within 14 days; may seek further information.
- CEA conducts investigation — may interview parties, request records.
- If breach found: CEA issues a Show Cause notice — RES has chance to respond.
- Disciplinary Committee considers the matter and imposes penalty.
- Decision is published on the public register and the RES is notified.
The Estate Agents Appeals Board (EAAB)
- Independent body for hearing appeals from CEA disciplinary decisions.
- Appeal must be filed within 30 days of the CEA decision.
- EAAB can take new evidence, re-examine findings, and impose its own decision.
- Possible outcomes: uphold, vary, or overturn the CEA decision.
- Further appeal to High Court on points of law.
For consumers — verifying before engaging an agent
- Check the CEA Public Register at cea.gov.sg/public-register.
- Verify the RES's registration number against business card / advertisements.
- Confirm current EA affiliation.
- Review any past disciplinary actions on the register.
- For HDB transactions, the resale application form requires the RES number — HDB will reject if invalid.
Frequently asked questions
What are the most common offences that lead to CEA disciplinary action?▾
Non-disclosure of material facts, conflict of interest (especially dual representation without consent), misrepresentation of property details, false advertising, breach of PMLPFTF (failure to conduct CDD or file STR), receipt of secret commissions, breach of confidentiality, failing to act with diligence, and submitting false documents to CEA.
What penalties can CEA impose?▾
Range from least to most severe: written warning; financial penalty (typically up to $25,000 per breach); suspension of registration (up to 12 months or longer in serious cases); revocation of registration (permanent or with re-registration after a stated period). For repeat or serious offences, criminal prosecution under the EAA is possible.
How does the public register work?▾
CEA maintains a public register at cea.gov.sg/public-register. Anyone can search by name, registration number, or estate agency. The register shows current licence status, EA affiliation, and a public record of disciplinary actions (warnings, penalties, suspensions, revocations) imposed by CEA. Information typically stays on the register for at least 5 years.
How do I file a complaint about an RES or EA?▾
Submit a written complaint to CEA via the CEA portal, providing: details of the parties involved, description of the conduct, supporting documents (TA / OTP / advertisements / correspondence), and your contact information. CEA will acknowledge within 14 days and conduct an investigation. Resolution typically takes 3–6 months for straightforward cases.
Can a disciplinary decision be appealed?▾
Yes. An RES or EA aggrieved by a CEA disciplinary decision can appeal to the Estate Agents Appeals Board (EAAB) within 30 days of the decision. The EAAB is an independent body that reviews the disciplinary inquiry, may take new evidence, and can uphold, vary, or overturn the original decision. Further appeal to the High Court is possible on points of law.