{"id":11721,"date":"2017-09-05T07:38:42","date_gmt":"2017-09-04T23:38:42","guid":{"rendered":"https:\/\/www.99.co\/blog\/singapore\/?p=11721"},"modified":"2022-07-01T04:09:19","modified_gmt":"2022-06-30T20:09:19","slug":"resolving-tenancy-disputes-singapore","status":"publish","type":"post","link":"https:\/\/www.99.co\/singapore\/insider\/resolving-tenancy-disputes-singapore\/","title":{"rendered":"Resolving tenancy disputes in Singapore"},"content":{"rendered":"
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Tenancy disputes are part and parcel of the property game. That doesn\u2019t mean they\u2019re not a major source of irritation, or financial damage \u2013 the result can be a court case that stretches for months, and ends up costing far more than the original damage. But with a bit of know-how, you can save yourself some frustration:<\/span><\/p>\n

Tenancy disputes scenario 1: Damage to the property<\/b><\/h3>\n

This is the most common source of tenancy disputes in Singapore. To make sure these disputes are resolved quickly, two things should be done from the get-go.<\/span><\/p>\n

First, if you\u2019re a tenant, make sure pre-existing damage is recorded and acknowledged in writing. If the washing machine was broken before you moved into the house, for example, make sure you have a statement from the landlord (a text of email will do) that acknowledges it.<\/span><\/p>\n

Inspect the house carefully for damages before agreeing to rent it. Sometimes, the landlords themselves are not aware of the damage, and will blame you for it later.<\/span><\/p>\n

Second, if you\u2019re a landlord, make the policy toward property damage clear. In most Tenancy Agreements (TA), the landlord pays up to a fixed amount for damages, after which the tenant is responsible for the rest. Alternatively, you may insist on a TA in which the tenant is fully liable (discuss it with your property agent).<\/span><\/p>\n

Make sure your tenant understands this policy before signing, so there won\u2019t be disputes later.<\/span><\/p>\n

If there\u2019s still an argument about damages later, here\u2019s what both sides can do:<\/span><\/p>\n

–<\/span> \u00a0\u00a0\u00a0\u00a0\u00a0\u00a0<\/span>Consider allowing the tenant to find their own repair people. This is fairer to them. Remember, a landlord can get a friend who\u2019s a plumber or electrician, and ask them to jack up the quote.<\/span><\/p>\n

–<\/span> \u00a0\u00a0\u00a0\u00a0\u00a0\u00a0<\/span>Ask for a written description from the repair company, on what went wrong with the broken item (e.g. did the air-conditioner break because it\u2019s been in use for 25 years, or because some idiot chucked a basketball at it?)<\/span><\/p>\n

–<\/span> \u00a0\u00a0\u00a0\u00a0\u00a0\u00a0<\/span>The landlord can sue for breach of contract, or evict the tenant.<\/span><\/p>\n

–<\/span> \u00a0\u00a0\u00a0\u00a0\u00a0\u00a0<\/span>Either the tenant or landlord can approach the Small Claims Tribunal (SCT)<\/a> to mediate the matter (see our<\/span> previous article<\/span><\/a> on this).<\/span><\/p>\n

Tenancy disputes scenario 2: The tenant or landlord is abusive in words or behaviour<\/b><\/h3>\n

This is probably the second most common source of disputes. An example is if the landlord yells the tenant\u2019s mother is a canine of the female gender, instead of politely saying \u201cplease pay the rent on time\u201d.<\/span><\/p>\n

Now this can happen on either side. We\u2019ve seen sarcastic and mocking landlords, and we\u2019ve seen tenants who can\u2019t avoid using a vulgarity between every two words. This <\/span>can <\/span><\/i>cause landlords to want to kick out tenants, or tenants to complain about unfair treatment.<\/span><\/p>\n

The simplest way to resolve this is through the Community Mediation Centre (CMC). This is a less formal conflict resolution body, which is under the Ministry of Law. It only costs $5 from the complainant.<\/span><\/p>\n

Note that if you <\/span>don\u2019t <\/span><\/i>resolve this issue early, it often leads to one of the other problems on this list.<\/span><\/p>\n

Oh, and in case it bears saying, <\/span>never <\/span><\/i>issue threats of physical violence, when speaking to your tenant or landlord. That won\u2019t help you if a dispute ever goes to court.<\/span><\/p>\n

Tenancy disputes scenario 3: The tenant is late with the rent<\/b><\/h3>\n

Landlords have a right to re-enter the premises and forfeit the lease, if the tenant has not paid the rent (or any part of the rent owed) for at least 30 days.<\/span><\/p>\n

Tenants, note that your landlord must send you notice of demand for unpaid rent, <\/span>before<\/span><\/i> taking the steps to kick you out. This must be sent to your address by registered mail.<\/span><\/p>\n

Note that, contrary to popular belief, a landlord <\/span>cannot <\/span><\/i>just go into the house and seize a tenant\u2019s belongings. To do this, the landlord must first obtain a writ of distress. We can\u2019t dispense legal advice (we\u2019re not a law firm), so all we can do is warn you that you need to consult a lawyer before seizing anything. Otherwise, you might be the one the receiving end of the law.<\/span><\/p>\n

As a tenant, it\u2019s always best for you to contact your landlord early, if you think you might be late with rent. Remember that your landlord may have a mortgage to pay; they need to answer to the bank. If you want leniency and flexibility, don\u2019t wait till the last minute to explain you can\u2019t pay on time.<\/span><\/p>\n

Tenancy disputes scenario 4: The tenant is illegally subletting<\/b><\/h3>\n

The first step here is to clear up any misunderstanding. If you\u2019re a landlord, don\u2019t jump to conclusions \u2013 ask your tenant who else is staying in the house, and why. If you do this politely, they\u2019re less likely to get defensive; they might come clean and tell you about their friend who needs a place to crash for a few weeks.<\/span><\/p>\n

From there, you can either tell them you can\u2019t accept that (in a non-shouting, non-swearing, manner), or work out some other arrangement. Just be sure that what\u2019s communicated is sent across <\/span>in writing.<\/span><\/i><\/p>\n

If you\u2019re a tenant, it\u2019s polite to give the landlord a heads-up, if you have someone else staying at your rented place for a while. If they\u2019re not informed, they may just decide you\u2019re illegally subletting.<\/span><\/p>\n

That said, illegal subletting is a breach of contract (unless it\u2019s specifically allowed under the TA). The landlord can apply to the court to recover possession of the property.<\/span><\/p>\n

Note that, if you are an illegal subtenant, this means you\u2019ll be kicked out too; but you can see a lawyer about suing the person who illegally sublet the unit to you (if you were misled).<\/span><\/p>\n

Landlords <\/span>shouldn\u2019t assume they can seize the belongings of the illegal subtenant<\/span><\/i>. Also remember the subtenant may have been duped, and may be innocent in these arrangements. If you want to go after the subtenants and their belongings, speak to a lawyer first; don\u2019t just march in and cart their laptop away.<\/span><\/p>\n

Check out other rental related articles here: URA proposes 80% consent rule for Airbnb short-term rentals for condos<\/a> and\u00a0Tenant\u2019s guide to the Letter of Intent<\/a><\/p>\n

Find the rental home of your dreams today at Singapore\u2019s largest property portal 99.co<\/a>!<\/p>\n","protected":false},"excerpt":{"rendered":"

  Tenancy disputes are part and parcel of the property game. That doesn\u2019t mean they\u2019re not a major source of irritation, or financial damage \u2013 the result can be a court case that stretches for months, and ends up costing far more than the original damage. But with a bit of know-how, you can save…<\/p>\n","protected":false},"author":21,"featured_media":54865,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_relevanssi_hide_post":"","_relevanssi_hide_content":"","_relevanssi_pin_for_all":"","_relevanssi_pin_keywords":"","_relevanssi_unpin_keywords":"","_relevanssi_related_keywords":"","_relevanssi_related_include_ids":"","_relevanssi_related_exclude_ids":"","_relevanssi_related_no_append":"","_relevanssi_related_not_related":"","_relevanssi_related_posts":"","_relevanssi_noindex_reason":"","_lmt_disableupdate":"","_lmt_disable":"","_genesis_hide_title":false,"_genesis_hide_breadcrumbs":false,"_genesis_hide_singular_image":false,"_genesis_hide_footer_widgets":false,"_genesis_custom_body_class":"","_genesis_custom_post_class":"","_genesis_layout":"","footnotes":""},"categories":[53589,57131,53590],"tags":[],"persona":[],"class_list":{"2":"type-post","10":"entry","11":"has-post-thumbnail"},"acf":[],"yoast_head":"\nResolving tenancy disputes in Singapore - 99.co<\/title>\n<meta name=\"description\" content=\"Tenancy disputes are far more common among landlords and tenants than we'd like. 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