Agency Licence No. L3007360H



This “Rental Handbook” is designed to familiarize you with our administrative process. It is our sincere belief that when you as our client, understand this process, we can better serve your needs.

All relationships are established by written agreement between you and Cyberhomes Estate Agencies Pte Ltd. All terms, conditions and provisions outlined in this handbook are subject to change or withdrawal at any time without notice. You should look solely to your individual property management services agreement for actual services rendered. For the most up to date version of this handbook, check our web site


We strive to provide the highest standard of client care – in every way we can. From your very first viewing until the day you hand back your keys, you will be dealing with us as your managing agent.

Read lease agreements thoroughly and be sure you understand what you and the landlord are each responsible for when it comes to maintenance and repairs. Although the most typical lease term in Singapore is 2 years, this can be negotiable too. Know what your liabilities are if you have to break your lease early.

It is entirely possible that a landlord may receive multiple interests from unrelated individual prospective tenants on the same property at approximately the same time. If such is the case, the landlord may only accept the applicant deemed the best, which may not necessarily the first application received.


We shall:

(a) provide reasonable assistance and advice to the tenant throughout the process of lease of the property.

(b) represent the tenant in negotiations with any prospective landlord in accordance with his instructions.

(c) promptly forward to the tenant all offers, proposals or expressions of interest from potential landlords or their agents.

(d) advance the tenant’s interest unaffected by any interest of the Estate Agent, Salesperson or any other person.

(e) assist the tenant to enter into a binding lease with the landlord and reasonably explain to the tenant all relevant forms and documents. However, if there is any doubt on any matter, we shall state it and advise the tenant to seek advice from appropriate professionals.

(f) comply with all reasonable instructions and requests of the tenant in relation to the transaction.


Once you are over the decision making stage and have decided which property you want to rent, the process begins here:

Stage 1

1. Complete and return a Letter of Intent to us.

2. Pay a Booking Deposit equivalent to one month’s rent by either cash or cheque and provide us with copies of your Passport and Employment Pass.

3. You will receive the Tenancy Agreement and a signed Acceptance Copy of the Letter of Intent with the agreed terms and conditions from the landlord.

Stage 2

1. Sign and have witnessed both copies of the Tenancy Agreement.

2. Stamp the agreement and return them to the Landlord.

3. Pay the balance 1 or 2 months’ security deposit and the first month’s advance rental.

Stage 3

1. Inspect the property and check through its inventory.

2. Collection of keys to the unit.

10:00 PM


The general requirements for a tenant are as follows:

Booking Deposit

The day you decide that you like to rent the property, a booking deposit equivalent to one month’s rent should be paid in order to secure it. Upon signing of the tenancy agreement, this deposit will be considered as a one month security deposit.

Security Deposit

At the same time you sign your lease, you will be expected to pay a security deposit. This is a one-time fee you pay the landlord as insurance that you will live up to your end of the lease. Security deposits are security for faithful performance by tenants of all terms, covenants and conditions of the lease agreement and the tenant cannot dictate that security deposit be used for any rent due. Unless claimed due to a breach of lease damages, the security deposit is refundable when the tenants move out of the property at the expiration of the lease term.

Stamp Duty

The Tenancy Agreement shall be signed by the landlord and by the tenant and stamped with the Inland Revenue Authority of Singapore (IRAS). The tenant shall be responsible for any legal costs that he or she incurs in relation to preparation and cost of execution of this Tenancy Agreement.

Agency Fee

We received our commission from the landlord’s agent based on a co-brokerage agreement provided the lease duration is signed for twenty four (24) months or more.

In the event that the lease is for twelve (12) months or less or when the co-broking agent is not sharing its commission, then we need to charge a commission to the tenant. The fee payable is equivalent to a month’s rent for a twenty four month lease and it will be a half (½) month’s rent if the lease is twelve (12) months or lesser.

On every renewal of the lease, you shall be liable to pay further agency fee to the Estate Agent. Such fees shall amount to half month’s rent for every 12 months renewal.


We shall apply on your behalf the utilities supplies. You will have to pay for the installation costs as well as monthly utilities bills. A deposit will be charged to your first bill.

Electricity & Water Supplies

SP Services Ltd

Main Office

TripleOne Somerset, 111 Somerset Road #06-05, Singapore 238164

Tel 68238888

General Enquiries:

1800-2222 333

63048229 (Fax)


City Gas

City Gas Pte Ltd

Main Office

TripleOne Somerset, 111 Somerset Road #01-10, Singapore 238164

Tel 1800-7521800

Enquiries on:

Gas Installation Appointment

1800-5551661 (City Gas)


Cable Television & Internet Broadband


Customer Care Hotline 1633

Billing Hotline 1637

Subscription Sales Hotline 1630

Starhub Public Hotline 68732828



SingNet Broadband, mio TV, mio Home, mio Plan, mio Voice

General Enquiry 1688

Mon – Sun & Public Holidays 8:00 AM –


A Letter of Intent is an initial document from you to the landlord proposing to lease the property with your terms and conditions and is subject to Tenancy Agreement.  When the landlord accepts your proposal, you need to pay a booking deposit.


Before you move in, you will need to sign a lease, which is an agreement between you and your landlord about the terms of your stay in the apartment.  It is very important to have a written lease.  Keep a signed copy for your records.  Make sure you read and understand that when you sign a lease, you are agreeing to play by the rules set out in it.

Fixed Term Tenancy

Typically 1 year to 2 years.  You will still pay by the month, but you agree to stay for the full term of the lease.  The landlord cannot ask you to move unless you violate the agreement.  Your rent can not be raised during this time period (unless the lease says differently).  If you break the lease, you may be held responsible for the rest of the rent.

Early Termination of a Lease

Since a lease protects both tenant and landlord it is important to do your best to honor it.  Hopefully you have signed the lease for exactly the right amount of time.  But if you did not, check your lease.  It may tell you what to do next.  A landlord’s main concerns are usually about losing money and the hassle of finding a new tenant (especially if you just moved in).  Your landlord may not be willing to simply cancel the lease.  Ask if the landlord allows you to find him a new tenant.  This is work, but may give you less headaches later on.  In the end, you are responsible for paying any rent that the landlord loses due to a lag between your leaving and someone else moving in.  The landlord has a duty to take prompt steps to re-rent the apartment.

This can be a very stressful time for both you and your landlord.  Since your rental history follows wherever you go, it is important to work well with your landlord during this process.  Remember that there is a difference between being assertive and being disrespectful.

Break / Diplomatic Clause

A clause where the landlord gives special permission to expatriate tenant to terminate the tenancy before expiry, in the event that the expatriate has to leave Singapore due to work assignment or layoff.

The tenant shall have the right to terminate the Agreement by giving the landlord 2 months notice in writing together with documentary evidence of such requirement, transfer or relocation or 2 months’ rent in lieu provided that such right to terminate shall not be exercised during the first 12 months of the tenancy under the Agreement.


This topic can often cause both landlords and tenants the most confusion.  At times either side will see the situation as the other person’s problem.  Also, if the tenant does not make early repair requests, or if the landlord ignores these requests, the problem grows and affects the safety of the tenant and the value of the home; causing even more problems between tenant and landlord.

Landlord Responsibilities

The landlord shall provide the premises at the start of the tenancy

•    In a reasonable state of repair.

•    In a reasonable state of cleanliness.

•    In a reasonable secure condition.

Tenant Responsibilities

•    Keep the unit clean, dispose of garbage, do not damage the property or allow a guest to do so.

•    Fix things you break or damage.  This does not include “normal wear and tear.”

•    Use the facilities (electrical, plumbing, etc.) as they are designed.  Misuse may cause damage.

•    When moving, leave your apartment in good clean condition.

Warranty Period

If there are any defects to the unit during the first month, the tenant shall fill up the Defects List and submit it to the landlord through his agent.  The defect(s) shall be rectified at the landlord’s cost but after the warranty period, the tenant will have to bear the cost.

Tenant’s Obligations

Minor maintenance such as replacing light bulbs, fuses, tap washers, sink choke and drain blockage etc., are the responsibility of the tenant.

Minor Repair Cost

The tenant shall at his own expense replace any bulb or lighting as and when blown and be responsible for all minor repairs and routine maintenance of the premises and all parts thereof including all drainage, sanitary equipment, water apparatus and electrical installation, so long as the cost per item per incident does not exceed the sum of a stated amount.  Such expenditure in excess of the stated amount shall be borne jointly by the tenant and the landlord, with the first stated amount borne by the tenant and the remaining by the landlord provided such damage is not due to the negligence of the tenant.

This stated amount could be between $150.00 to $500.00 depending on the type and size of the property.

Regular Servicing of Air-Conditioning Units

The tenant is to take up a service contract with a qualified air-conditioning contractor to service and maintain the air-conditioning units installed at the premises, at least once every three (3) months at the expense of the tenant and to keep them in a good and tenantable repair and condition including the topping up of gas (if necessary), throughout the term of the Agreement.  A copy of the service contract shall be forwarded to the landlord within 30 days into the lease.

Repair and Replacement of Air-conditioning Parts

The landlord should be responsible for the repair and replacement of parts in respect of the air-conditioning units installed at the said premises provided such damage or defect is not caused by any act, default, neglect or omission on the part of the tenant or any of its servants, agents, occupiers, contractors, guests or visitors.

Normal Wear and Tear

It is important for everyone to understand the definition of ‘normal wear and tear.”  This is especially important to tenants leaving a unit, as it can affect the return of their deposit.  It is also helpful as you make requests for repairs.

All units will undergo some wear and tear.  Someone in a unit for only 6 months will have less wear and tear than someone in a unit for 5 years.

Repairs and Mitigation

If you find that the property requires repair, you have a duty to promptly report the issue to the landlord.  If you fail to report negative conditions about the property, you can be held liable for any increased damage to the property that results from not reporting the problem.  This is called “mitigating the harm.”

The duty to mitigate means that even if you do not want an item repaired, you still have a responsibility to report damage, so that the landlord has the opportunity to attempt a repair.

Making requests for repairs

•    Call your agent and let him know about the problem.

•    Follow this call with a dated letter or a Defect’s List form prescribed by your agent that confirms all that was discussed in the conversation; the problem, how long it has occurred, and how is has affected you or the property.  You might wish to email as an attachment to your agent so that you know for certain that the landlord got it.

•    Keep copies of all letters/defects list sent and whether it has been resolved.


Landlords are responsible for keeping their rental housing in a tenantable condition throughout the whole period of the lease.  Your landlord cannot evict you or increase your rent based on a complaint or request for repairs.  However, there are several things that you should keep in mind:

Do not withhold your rent payments as a way to force the landlord into making repairs.  This puts you in a vulnerable position.  While the landlord can not evict you for making a complaint, they can evict you for non-payment of rent.  For the same reason, make sure you are not violating any of the terms of your lease.  Read your lease thoroughly and make sure you understand your responsibilities.


Your landlord’s insurance does not protect your personal property, it only protects the building.  You probably own a lot more than you think.  Renters insurance pays if your personal property is damaged or stolen.  It can cover fire, theft, vandalism, damage from explosion, water damage from plumbing problems, and many other hazards.  It also protects you from liability if an accident happens in your home and may pay your temporary living expenses if an emergency forces you to leave your home.



Rents due must be paid on time, (on or before the commencement day of each month) otherwise, an interest of 10% per annum on the amount unpaid is calculated as from the date payable to the date of actual payment.

Moving In

Keys will be released on the first (1st) day of occupancy as stated in the lease agreement.  Request for keys earlier must be accompanied with additional pro-rated rent and needs the landlord’s prior approval.

Inventory & Condition of Property

Tenant completes a Property Inventory & Condition Report during the walk through of the unit and you and the landlord should sign and date a copy of the report.  This means you both acknowledge that it represents an accurate statement of the property involved under the terms of the contract.  Taking this step can help reduce the likelihood of disputes about the condition of items and the return of the security deposit when you end the lease.


When you are ready to end the lease, use this Inventory & Condition of Property as a move-out checklist.  Again, both of you should sign and date it with the acknowledgement that it is a correct statement of the property.  This should make the return of the security deposit free from disputes.  Remember, no deposit can be kept to cover normal wear and tear.  You must leave the unit clean.  Leaving a place dirty is not considered normal wear and tear.  In addition to all interior items that must be cleaned, you will have to make sure that trash is removed from the unit.