A complete Singapore landlord's operational handbook covers 8 areas: (1) tenant sourcing and screening, (2) tenancy agreement essentials, (3) property tax and insurance, (4) maintenance and emergency response, (5) lease renewal and rent review, (6) tenant departure handling, (7) tax filing and expense tracking, (8) regulatory compliance (HDB / URA / IRAS). Operating costs typically 8-12% of gross rent for self-managed; 14-18% with property manager.
1. Tenant sourcing and screening
Channels: agent network (1 month rent commission), online portals (99.co, PropertyGuru), corporate relocation firms. Screening: verify employment (NOA, pay slips), check immigration status (work-pass validity), past landlord references, credit check.
2. Tenancy agreement essentials
| Clause | Recommendation |
|---|---|
| Lease duration | 2-year minimum standard; 1-year for short-term |
| Security deposit | 2-month rent for 2-year lease; 1-month for 1-year |
| Diplomatic clause | Early termination on transfer; common for corporate |
| Maintenance responsibility | Tenant: minor repairs < S$200; Landlord: structural |
| Subletting | Generally prohibited or requires written consent |
| Pet clause | Specify size, breed, additional deposit if allowed |
3. Property tax and insurance
- Property tax (non-owner occupied): 11-32% of annual value (AV), increasing with AV bracket
- Owner-occupied tax: 4-23% (significantly lower); switch declaration if you move in
- Landlord insurance: S$200-500/year typical; covers structural damage, liability, lost rent
- Contents insurance: Tenant's responsibility but may be required by lease
4. Maintenance and emergency response
| Issue type | Tenant responsibility | Landlord responsibility |
|---|---|---|
| Daily cleaning | Yes | No |
| Aircon servicing (quarterly) | Negotiated; tenant typical | Landlord during transition |
| Burst pipe / structural | No | Yes (24-48 hour response) |
| Appliance breakdown | Light wear and tear | Major appliances |
| Pest control | Daily prevention | Structural issue |
5. Lease renewal and rent review
Standard practice: review rent at lease renewal based on:
- Market rate movement (check comparable rentals 6 weeks before renewal)
- Property condition (renovation since last lease justifies increase)
- Tenant tenure (longer tenants get smaller increases for retention)
- Local supply pressure (e.g. 2026 OCR completion surge moderates rate increases)
6. Tenant departure handling
- Receive 60-day notice (per typical lease)
- Inspection 2 weeks before end
- Final walk-through on departure
- Deduct from deposit: damages, unpaid utilities, professional cleaning
- Refund deposit within 14 days
- Re-list property; typical re-rental cycle 4-8 weeks
7. Tax filing and expense tracking
Rental income is taxable; net of allowable expenses:
- Mortgage interest (not principal)
- Property tax
- Maintenance / sinking fund
- Insurance
- Agent commission
- Repairs (deductible); renovations (capitalised, depreciated over 3 years)
- Utilities (if landlord-paid)
File via IRAS as part of personal income tax. Keep receipts for 5 years.
8. Regulatory compliance
- HDB room rental (for owner-occupiers): Register tenants with HDB within 7 days
- Private property rental: Register tenancy with HDB if HDB resale; with URA if commercial
- Foreign tenants: Verify work-pass / employment-pass validity
- STA (short-term accommodation): Generally prohibited under 6-month lease; specific URA-approved exceptions only
Operating cost summary
| Cost | % of gross annual rent |
|---|---|
| Property tax (non-owner) | 2-4% |
| Maintenance / sinking fund | 2-4% |
| Vacancy buffer (1 month / year) | 8.3% |
| Insurance + admin | 1-2% |
| Agent commission (half month / year) | 4.2% |
| Property manager (if used) | 6-10% |
| Self-managed total | 8-12% |
| Manager-managed total | 14-18% |
See Property investing framework.
FAQ
Should I use a property manager?
For 1-2 properties: typically self-manage if time permits. For 3+ properties or remote landlords: manager justifies cost.
What's the most common lease dispute?
Security deposit deductions at lease end. Mitigate via clear inspection logs and photos.
Can I increase rent mid-lease?
No — rent is fixed for the lease term. Adjustments at renewal only.
Do I need GST registration as a landlord?
No for residential rental. Yes for commercial rental if turnover exceeds S$1M.