Should Ask Questions (SAQ) for tenants in Singapore

In Singapore, tenancy agreements are a little less standardised. Everything comes down to the individual contracts between landlord and tenant. As such, it’s important to take nothing for granted – something that many tenants learn too late. Here are some of the questions you should ask, before signing on that dotted line:

1. Will the terms of the Tenancy Agreement (TA) change significantly after I sign the Letter of Intent (LOI)?

The LOI is not the contract detailing the terms of your tenancy. It’s just a letter signalling your intentions to rent out the property. Most of the time, you’ll be asked to hand over a good faith deposit, along with the signed LOI. The actual contract is the TA, which comes after the LOI is signed.

It’s important to be sure, before you hand over the good faith deposit, whether your landlord intends to modify the terms further in the TA. For example:

Say your landlord verbally agrees that it’s okay for you to keep a cat. You sign the LOI, and hand over a good faith deposit. When it comes time to sign the actual TA however, your landlord changes the terms, and disallows pets.

In this situation, getting your good faith deposit back can be problematic. If you, as a tenant, are the one to back out of the deal, you may not be able to get it back.

As a contingency, always get your landlord to agree – in writing – that they won’t modify the major terms and conditions after you sign the LOI. Have them confirm this in a letter or email. This way, you’ll have better grounds to get your deposit back should a dispute arise.

2. What are you liable for, when it comes to repairs?

When it comes to damage to the property, how much are you liable for? Also, are you liable for damages of any kind, or only for damages that you cause? If it’s the former, you could be liable to pay for damages even if it’s simple wear and tear (avoid agreeing to this if the property is old!)

Also, take note of who makes the repairs. Check if you’re expected to find the repair company, or if the landlord is supposed to pick one (if you can, choose the repair company yourself; you don’t want a landlord working in cahoots with a handyman, to jack up the costs and make you pay more).

In Singapore, most tenants are liable for the first $150 to $200 of a repair bill. The rest of the cost falls to the landlord. Do try to negotiate these terms, if you feel they’re unfair. If you’re liable for large amounts when it comes to damages, and the property is well-worn, then avoid it (even if the rent is apparently low).

3. Who’s paying for the resident’s pass and parking permit (if the property is a condo)?

Some condos require you to have a resident’s pass; this is commonly a key card used to access various facilities. You may also need it to unlock the entrance and access the lift.

Never assume the landlord will provide a pass for every tenant. For example, if you’re a family of five, and the landlord only has three passes, you may be expected to pay for the remaining two. Be warned: in some condos, the passes cost upward of $100.

The same goes with parking permits. If every unit has one parking lot, and the property has another tenant with a car, then where will you park yours? If there’s an added cost for another lot, is it you or your landlord who bears the cost?

Check with the condo’s front desk on what you’ll need, before you sign anything.

4. If there are several unrelated tenants, how do their habits affect your collective bills?

Most of the time, utility bills are split even among the tenants. However, do ask about what usage patterns are like.

For example, if one tenant likes to blast the air-conditioner in the living room till four in the morning, are you okay with him driving up the power bill? Likewise, if you have a minimal wardrobe but another tenant is using the washing machine multiple times per day, are you still happy with the water bill?

Speak to the various tenants, not just the landlord, to spot potential problems like these (if one particular tenant is troublesome, the others are usually quick to complain).

5. Who’s responsible for maintaining the air-conditioning?

In Singapore, tenants are usually responsible for maintaining the air-conditioner. Note that, if the condo is brand new, servicing should be free (most developments provide free air-con servicing for the first year or two).

If it’s an older property, remember point 2: make sure you’re not liable to pay several thousand dollars, should the air-con needs replacing. The limit of your liability should be the same as any other repairs ($150 to $200).

6. When can the landlord drop by?

The TA should specify when and how the landlord can perform checks on the property.

Some landlords can be paranoid or sneaky, and may include clauses that let them drop in unannounced. This is non-standard, as you’re supposed to get prior notice. Don’t be afraid to argue the point, to protect your privacy.

Also take note of the terms toward the last two months of your tenancy. Landlords tend to start marketing the property at around that time, and they may want to conduct viewings. Make sure the schedule or those viewings won’t disturb you.

7. What circumstances allow you to break your lease?

The most basic clause, for expatriates renting more than a year, is the Diplomatic Clause (this should always be present). This allows you to break your lease with a two-month notice, after the first year; it’s important in case you’re no longer employed, or must urgently head home. However, look beyond this.

If you have a medical condition, for example, can you include an added clause that allows you to break your lease if you need to head home for urgent treatment? If there are multiple unrelated tenants, do you have a right to break your lease if one of the other tenants harasses you, or makes you uncomfortable (eg. he comes home drunk and uncontrollable every night)?

Remember, these terms are negotiable. It’s not unheard of for tenants to agree to slightly higher rent, for more liberal terms on breaking their lease (particularly for medical reasons). It’s a “don’t-ask-don’t-get” scenario, so do broach the issue. The worst that can happen is that you’re turned down.

Check out other rental related articles here:  top 10 FAQs on tenant-landlord disputes and suggested mediation tactics for dealing with an unreasonable roommate.

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