SingaporeMy landlord refuses to return my deposit. What can I do?
In Singapore, there is no general statutory requirement for landlords to return tenancy deposits — the terms depend entirely on your written tenancy agreement. You may negotiate with your landlord or pursue civil recovery through the Small Claims Tribunals if the amount is ≤ S$20,000.
What the Law Says
Singapore does not have a general law requiring landlords to hold or return tenancy deposits in a specific way. The Residential Property Act (RPA) governs certain aspects of residential property but does not regulate security deposits.
The Residential Property Act (Cap. 274, 2009 Rev Ed) is the main statute governing residential property matters in Singapore. However, it does not contain provisions about tenancy deposits, their handling, or mandatory return timelines.
Section 3 of the RPA states: "--- Residential Property Act s. 3: ---" — meaning the section contains no operative text relevant to deposits. As such, deposit rights and obligations arise solely from your tenancy agreement.
If your tenancy agreement is in writing (strongly recommended), it should specify the deposit amount, conditions for forfeiture, and timeline for return after the tenancy ends. Without such terms, you have no statutory basis to compel return — only contractual or equitable arguments.
Statutory Text--- Residential Property Act s. 3: ---
— Residential Property Act, s. 3
What to Do
Review your written tenancy agreement for deposit terms (amount, conditions, return timeline).
Write to your landlord formally requesting the deposit’s return, citing agreed terms.
If unresolved and claim ≤ S$20,000, file a claim at the Small Claims Tribunals online via State Courts website.
Keep copies of all communications, payment receipts, and evidence of property condition (e.g., check-in/out reports, photos).
Note: Legal action must be started within 6 years from the date the deposit was due for return (Limitation Act).
Sources
Not legal advice. This article is general information based on publicly available sources, written for educational purposes. Laws change and individual situations vary. Consult a licensed attorney in your jurisdiction before acting on anything you read here. Last reviewed: 2026-06-08.