Summary
A landlord and tenant who fall out over a deposit, unpaid rent or damage can take the dispute to Singapore's Small Claims Tribunals (SCT), as long as the lease is for residential premises and runs for no more than two years. The tribunals hear claims of up to S$20,000, or S$30,000 if both sides sign a memorandum of consent, and a claim must be filed within two years of the event behind it, according to the Singapore Courts (updated January and April 2026).
Lawyers cannot represent either side, and an individual pays S$10 to file a claim of up to S$5,000. The outcome often turns on evidence. In JHQ v JHR [2026] SGSCT 17, a landlord who kept a tenant's S$1,750 deposit was ordered to return all of it after failing to prove his deductions. Among other gaps, he had no record of the room's condition when the tenancy began.
What this means for Singapore landlords and tenants
What the tribunals can hear
The State Courts' guide lists "disputes relating to a tenancy for residential premises not exceeding 2 years" among the claims the SCT can hear. The current limits date from 1 Nov 2019, when the default claim limit rose from S$10,000 to S$20,000 and the filing window from one year to two. The SCT also gained the power to order a tenant who has not paid rent to vacate the property, as well as to pay the arrears.
A claim cannot be split to fit under the limit, and it cannot be served on anyone outside Singapore. That matters for a landlord whose tenant has already left the country. Claims older than two years may be brought in the civil courts instead, such as the Magistrates' Courts, the guide says.
What it costs
| Amount claimed | Individual | Other entity |
|---|---|---|
| Up to S$5,000 | S$10 | S$50 |
| Above S$5,000 to S$10,000 | S$20 | S$100 |
| Above S$10,000 to S$30,000 | 1% of the claim | 3% of the claim |
Source: Singapore Courts, How to file and serve a small claim (updated 21 Jan 2026). "Other entity" includes sole proprietorships, partnerships and companies.
How a claim runs
Claims are filed online through the Community Justice and Tribunals System (CJTS), after a pre-filing assessment. The claimant must serve the claim and the notice of consultation on the other party within seven days of filing. The two sides can then try eNegotiation, with up to five rounds of offers each, or, if both agree, eMediation with a court mediator.
If that fails, a registrar holds a consultation to help them settle and can refer the case to mediation, including at the Community Mediation Centre. Cases that still do not settle go to a hearing before a tribunal magistrate, who can order a party to pay money, carry out work or deliver vacant possession, dismiss the claim, or award costs. An SCT order can be enforced like a District Court order. Appeals are limited to questions of law or jurisdiction, and permission to appeal must be sought from the District Court within 14 days of the order, the guide says.
What the 2026 case shows
In JHQ v JHR, a landlord who had let out a room sought to keep the S$1,750 deposit against a month's lost rent and claimed S$800 more for floor scratches, stickers on a door and air-conditioner servicing, S$2,550 in all. The tenant claimed the deposit back. The tribunal allowed the tenant's claim in full and dismissed the landlord's, finding that:
- whether the room had deteriorated beyond fair wear and tear "turned on relativity", and the landlord had no photos or report of its condition before the tenancy
- the landlord could not show that the tenant, rather than an earlier occupant, had put up the stickers
- the landlord had not serviced the air-conditioner quarterly as the lease required him to, and the tenant had paid for a chemical wash himself
- a new tenant moved in the day after the old one left, so the claim for lost rent failed
The lease also gave the landlord 30 days to make deductions from the deposit, and he raised his claims after that period had passed.
Education only — not tax, legal or investment advice. Confirm with a licensed professional.
What to do next
- At move-in, record the home's condition with dated photos and an inventory both sides sign, and keep the signed lease and its stamp duty certificate.
- Put any deposit deduction in writing, item by item, within the period the lease allows.
- Try to settle first. If you file, prepare receipts, messages, photos and the tenancy agreement as PDF files, as the courts ask.
- File within two years of the event behind the claim, and serve it within seven days.
- Browse homes for rent: https://proprkey.com/en/properties?segment=rental&mode=rent
- Ask a verified lawyer to review a lease before you sign: https://proprkey.com/en/pros?segment=legalFinance