Security Deposit and Reinstatement Costs: What Happens If You Don't Comply
Short answer: If you don't complete reinstatement, a landlord can deduct the cost from your security deposit, typically equivalent to 3 months' gross rent, and pursue you separately for any shortfall the deposit doesn't cover.
The deposit is the first line, not the limit
SingaporeLegalAdvice.com notes that failing to comply with reinstatement obligations "may result in the landlord deducting reinstatement costs from your security deposit, or even pursuing legal action for breach of contract." The deposit, typically equivalent to 3 months' gross rent, is the landlord's first and easiest recourse, but it isn't a cap on your liability. If your unit needed S$40,000 of reinstatement and your deposit only covers S$15,000, the lease still makes you liable for the remaining S$25,000.
This is exactly why the cost estimates in our reinstatement cost and timeline data page matter early in your tenancy planning, not just near lease end. A rough sense of your likely reinstatement bill lets you judge whether your deposit will actually cover it, well before you're under handover time pressure.
How to avoid a shortfall
Get quotes early enough that you have time to budget for the gap, if there is one. Our guide on the dilapidation and handover timeline recommends starting this process 2 to 3 months before lease expiry for a typical office, longer for retail or F&B. Completing the work yourself, on your own schedule and with a contractor you chose, is also generally cheaper than letting the landlord complete it and deduct the (often higher) cost afterward.
Frequently asked questions
Can a landlord charge more than the reinstatement actually costs?
The lease should tie any deduction to actual reinstatement cost, not an arbitrary figure, but landlord-nominated contractor pricing can run higher than the market rate you'd get by shopping around. Requesting an itemised breakdown, and comparing it against independent quotes, is a reasonable check even when you don't get to choose the contractor.
Related guides
- The Reinstatement Clause: What Tenants Are Liable For
- Common Disputes Between Tenants and Landlords Over Reinstatement
Sources
Checked July 2026.