Can a landlord deduct cleaning from the deposit?

Deposit deduction for cleaning: what the template says

Yes, a landlord can deduct cleaning or repair costs from your deposit, but only within set limits. The Council for Estate Agencies (CEA) publishes a tenancy agreement template for HDB flats, and clause 2.2 of CEA's template sets out how the deposit may be used:

• The landlord may deduct such amount as is reasonable to remedy a breach.
• The landlord must first give you written notice.
• A deduction follows only if you fail to remedy the breach within 14 days, or within a period you both agreed.
• The balance is refunded without interest.
• The deposit cannot be used to set off rent.

In practice, a cleaning or repair charge under this clause comes after a written notice and the time to put the problem right yourself. If you are worried about security deposit cleaning charges, check that notice step first, then check that the amount is reasonable to remedy the breach.

Use of CEA's template is not mandated, and landlords and tenants may negotiate their own terms. Your signed agreement decides, so read its deposit and cleaning clauses and any attached checklist before you start packing.

The end-of-tenancy checklist

Annexure A of CEA's template is an end-of-tenancy checklist. It asks the tenant to make sure that:

• The flat is thoroughly cleaned, including cabinets, wardrobes, appliances, windows, lighting, furniture and fixtures.
• All belongings are removed.
• The flat is in substantially the same condition, save for fair wear and tear.
• Damage from nails, screws or adhesives is made good.
• Aircon servicing receipts are ready.
• Keys, access cards, manuals and items on the Inventory List are accounted for.
• Utilities accounts are not terminated before the inspection.

Go through the list room by room before the inspection. You can also work through our end-of-tenancy checklist as you prepare.

The condition line is easier to judge against a record from move-in. If you made a rental check-in inventory with photos, compare each room against it, so you can tell fair wear and tear apart from new damage such as holes from nails or screws.

Curtains and aircon

Two clauses in CEA's template name specific services and ask for receipts. Clause 19.2 says the tenant has all curtains professionally dry cleaned at the tenant's expense on moving out and supplies a receipt. Clause 4.4 says the tenant services the aircon at least once every three months and produces the receipts on request at the end of the tenancy.

These differ from the general cleaning on the checklist, which asks for a result rather than a named service. If your agreement has the same clauses, book curtain cleaning for your move-out and keep the receipt for the handover.

For the aircon, keep every servicing receipt from the whole tenancy, not only the last one. For other upkeep duties during the tenancy, see our guide to tenant repair responsibilities.

What move-out cleaning costs

If you would rather hire move-out cleaning than do it yourself, the table below shows each company's lowest published rate for this kind of job, as printed, with a link to its source.

FROM THE HOMEZYPRO DIRECTORY

Published move-out and end-of-tenancy cleaning rates

For the most common unit (per job), the lowest published rates from 9 companies run from S$150 to S$400. Each figure is one company's own advertised rate with its conditions, not a market average or a quote.

See 13 published move-out cleaning rates and sources

Lowest matching advertised rate per company, in SGD as published. "From" marks a starting price and ranges are shown in full. Check the source for minimums, GST and inclusions.

Company	Service as listed	Rate	Source
Singapore Cleaning Service	End-of-tenancy cleaning, studio apartment (1 cleaner, 3 to 4 hours, floor area < 590 sq ft)	S$110	singaporecleaningservice.com
Mattress Cleaning Singapore Company	Move-in/Move-out Cleaning	S$150 to S$500 per job	mattresscleaningsingaporecompany.com
True North Cleaning Pte Ltd	Post Tenancy / Move-in Out Deep Clean	From S$199 per job	truenorthcleaning.sg
Eunike Living	One-time move-out cleaning, apartment below 600 sqft	S$250 to S$300	eunikeliving.com
Home Clean Home	Move In/Out Cleaning	From S$280 per job	homecleanhome.com.sg
Detail Freak	End of Lease/Move in Clean	From S$290 per job	detail-freak.com
Moat Master Cleaner Limited Liability Partnership	Move-out cleaning	From S$300 per job	moatsingapore.com
Kimbert Services Pte Ltd	Post-renovation / tenancy cleaning, 3 rooms	From S$360	kimbert.sg
Sureclean	Move in / move out cleaning	From S$370 per job	sureclean.com.sg
Helperoo Pte Ltd	Move in / Out Clean ( *)	From S$380 per job	helperoo.com.sg
Scrubbys	End of Tenancy Cleaning	From S$380 per job	scrubbys.sg
Goodview Cleaning Services	End of Tenancy Cleaning	S$400 to S$700 per job	goodviewcleaning.sg
Home Carely Cleaning Services	Handover cleaning, 2-bedroom, furnished	S$420	homecarelycontract.sg

13 companies publish a move-out cleaning line. 9 of them price it per job, and their lowest published rates run from S$150 to S$400 per job, as printed. The other lines are printed without a unit.

Scope differs from line to line. Some lines cover a studio or an apartment below 600 sqft, others 3 rooms or a furnished 2-bedroom unit, and some state the hours and the number of cleaners. Check what each price covers before you compare.

When you contact a company, ask whether the price includes cabinets, appliances and windows, and whether curtain dry cleaning and aircon servicing are included or charged separately. Our move-out cleaning cost guide has more on comparing these prices.

If you disagree with a deduction

If your landlord proposes a deduction, ask for the deductions in writing, with receipts for any cleaning or repair work. Compare each item against your check-in photos and inventory, and against your own move-out photos and receipts. Check too whether you received written notice and time to put the problem right before any amount was taken.

Keep your own replies in writing as well. If a tenancy deposit dispute develops, both of you can then work from the same list, receipts and photos.

You may think of asking your property agent for help. CEA says a property agent's role ends after the tenancy agreement is signed and the property is handed over, and property management matters fall outside CEA's regulatory purview. For other common questions between tenants and landlords, see our tenants and landlords FAQ.

Questions