SingaporeMy tenant refuses to move out after the lease expired.
If your tenant refuses to vacate after the lease expires, you must apply to the Magistrate’s Court for a writ of possession — self-help eviction (e.g., changing locks or cutting utilities) is illegal in Singapore.
What the Law Says
The Residential Property Act governs landlord-tenant relationships for residential premises in Singapore. It prohibits unlawful eviction and sets out the only lawful way to regain possession after lease expiry.
Once a tenancy agreement ends, the tenant has no legal right to remain — unless a new agreement is signed or the landlord accepts rent with consent to stay (creating a periodic tenancy). However, even then, the landlord cannot remove the tenant by force or self-help measures.
Under Singapore law, only a court order — specifically a writ of possession issued by the Magistrate’s Court — authorises physical eviction. Any attempt by the landlord to lock out the tenant, disconnect utilities, or remove belongings without a court order is illegal.
The law treats unlawful eviction as a criminal offence, carrying serious penalties to protect tenants from coercion or harassment.
What to Do
Serve a written notice to quit (if not already done), clearly stating the tenant must vacate by the lease expiry date.
If the tenant remains beyond the expiry date and refuses to leave, file an application for a writ of possession at the Magistrate’s Court.
Attend the hearing and present evidence: copy of expired tenancy agreement, proof of notice, and records of communication.
If granted, obtain the writ of possession from the court and engage a Sheriff’s Officer to carry out the eviction — do not act yourself.
Do not change locks, cut off utilities, or remove tenant’s belongings before the writ is executed — doing so risks criminal liability.
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.