Essential clauses checklist
| Clause | Why it matters |
|---|---|
| Parties & property | Identifies landlord, tenant, and the exact unit (incl. blk, level, unit no.) |
| Term & renewal | Lease start/end dates; whether and how it auto-renews |
| Rent & payment | Monthly amount, due date, payment mode, grace period |
| Security deposit | Amount, when paid, conditions for refund, deduction list |
| Inventory & condition | Schedule of furniture, fittings, condition at handover (photos) |
| Diplomatic clause | Early termination on job loss / transfer (expat tenants) |
| Minor repair clause | Threshold (e.g. $200/item) — tenant covers below, landlord above |
| Painting clause | Repaint at start (landlord) and end of lease (often tenant) |
| Use restrictions | No subletting, no pets, residential use only, no alteration |
| Utilities & outgoings | Who pays SP utilities, maintenance, insurance, internet |
| Redelivery clause | Return condition same as start, fair wear-and-tear excepted |
| Default & termination | Late rent grace, notice periods, forfeiture of deposit |
| Jurisdiction | Singapore law; Singapore courts |
| Stamping & signing | Tenant pays stamp duty within 14 days |
The diplomatic clause in detail
For expat tenants, the diplomatic clause is often the single most important negotiation point. A typical clause:
- Eligibility — tenant (or specified household member) loses employment in Singapore or is transferred out of Singapore by current employer.
- Minimum stay — typically 12 months from lease commencement before exercise.
- Notice — 2 months written notice to landlord.
- Proof required — employer's letter, repatriation orders, P11D / IR21 tax clearance.
- Effect — lease terminates at end of notice; deposit refunded less any genuine damage.
Without a diplomatic clause, an expat tenant whose EP is cancelled (e.g. redundancy) is still liable for the remaining lease term. The landlord may forfeit the deposit and sue for rent for the unexpired period — potentially many months of rent.
Tenant negotiation tips
- Negotiate the minor repair threshold up (from $150 → $250 or $300).
- Ensure the inventory list has photos and clear condition notes.
- If on a 2-year lease, request a break clause at 12 months (with notice).
- Clarify whether maintenance fee / property tax is on tenant or landlord.
- Specify that fair wear-and-tear is excluded from redelivery obligations.
- For expats, insist on a diplomatic clause.
Landlord considerations
- Require evidence of tenant's income / employment before signing.
- Use a stamped inventory list; take photos at handover and return.
- Confirm tenant's deposit clearance via reputable agent.
- Include a clear default clause covering late rent (e.g. 7-day grace, then forfeiture).
- For HDB rental, ensure HDB rental approval is obtained before tenant moves in.