Quick answer: in Singapore, whether a tenant has to repaint when moving out depends on the tenancy agreement. Normal fading and small marks from everyday living are generally treated as fair wear and tear, which is the landlord’s cost (Singapore Legal Advice). Damage beyond that, such as holes, crayon, heavy stains, nail marks or an unapproved paint colour, can be charged to the tenant if the agreement says so. Read your repair and handover clauses, take photos, and agree on any painting in writing before the handover.
This is general information, not legal advice. For a specific dispute, read your tenancy agreement and speak to a lawyer if needed.
Fair wear and tear vs damage
| Usually fair wear and tear (landlord) | Often chargeable damage (tenant, if the agreement allows) |
|---|---|
| Paint fading over time | Holes from nails, screws or wall hooks |
| Light scuffs behind furniture | Crayon, marker or large stains |
| Small hairline cracks | Walls painted a different colour without approval |
| Slight discolouration near windows | Mould caused by keeping a room closed and unventilated |
| Minor marks from normal living | Damage from removing wall-mounted items or stickers |
The longer the tenancy, the more wear is normal. Walls after a two-year tenancy will not look like walls freshly painted at move-in.
What to check in your tenancy agreement
- The handover clause: many agreements ask the tenant to return the premises in the same condition as at the start, fair wear and tear excepted.
- Any specific painting clause: some agreements require the tenant to repaint, or pay for repainting, at the end of the tenancy. If yours does, check whether it covers the whole unit or only damaged areas.
- Alterations: whether you needed the landlord’s written approval to put up hooks, shelves or paint a feature wall.
- Deposit deductions: how and when the landlord can deduct from the security deposit.
For tenants: avoid losing your deposit
- Find your move-in photos or inventory list. Compare them with the walls today.
- Take dated photos of every wall before you hand over, from the same angles as the move-in photos if possible.
- Fix the damage you caused. Patching nail holes and repainting one marked wall usually costs less than a deduction for repainting a whole room.
- Agree the scope in writing. If the landlord wants the unit repainted, agree which rooms and who pays before you book anyone.
- Keep the painter’s invoice as proof of what was done.
For landlords: preparing for the next tenant
Selling the unit instead? See whether to repaint before selling.
- Inspect with the tenant at handover and note any damage in writing, with photos.
- Separate fair wear and tear from damage before discussing deductions. A deduction should match real damage and be supported by evidence such as photos and a written quote.
- A fresh coat of paint between tenants helps a unit photograph and rent better, and it is easier to do while the unit is empty.
- Choose a hard-wearing, washable paint for rentals. It wipes clean, so the next handover is easier.
If you cannot agree
Talk it through first, with your photos and the agreement in front of you. If that fails, the Small Claims Tribunals can hear disputes over residential tenancy agreements of up to two years, including claims for deposits, up to $20,000, or $30,000 if both parties sign a memorandum of consent (Singapore Courts).
What move-out painting costs
Most move-out jobs are either a full repaint of the unit or touch-ups to a few damaged walls. Our prices are published:
| Job | Price |
|---|---|
| Full repaint, 3-room HDB (Nippon Matex White) | $639 |
| Full repaint, 4-room HDB (Nippon Matex White) | $689 |
| Full repaint, 5-room HDB (Nippon Matex White) | $889 |
| Major peeling and putty repair (holes, dents) | $40 to $290, depending on the damage |
| Wallpaper removal | $40 per wall or $90 per room |
| Extra colour (e.g. restoring a feature wall) | $40 for one wall, $90 for one room |
Before booking anyone, compare quotes with our checklist for choosing a reliable painter. Condo units are quoted from photos (see condo painting). All packages and add-ons are on the painting price list.
Frequently asked questions
Does a tenant have to repaint when moving out in Singapore?
Only if the tenancy agreement requires it or the tenant caused damage beyond fair wear and tear. Normal fading and light marks from everyday living are generally the landlord’s cost.
Can a landlord deduct painting costs from my deposit?
If the agreement allows it and the walls were damaged beyond fair wear and tear, a deduction may be justified. It should match the actual damage and be backed by evidence, such as photos and a quote.
Is it cheaper to repaint myself?
For one or two walls, possibly. For a whole unit, a professional job is often similar in cost once you count paint, tools and time, and the finish is more likely to satisfy the landlord.
How quickly can a unit be repainted before handover?
An empty HDB flat is usually repainted within a few days. Book early if your handover date is fixed, and tell us the date when you ask for a quote.
Handover coming up?
WhatsApp us your flat type, photos of the walls and your handover date for a quick quote.