HDB Tenancy Renewal — What You Actually Need to Do
Most HDB tenancies are 1 or 2 years, and most landlords renew with the same tenant if things have been smooth. The renewal itself is paperwork, not a re-negotiation, but a few HDB-specific things trip people up. This page walks through what you actually have to do.
For renewals on private property, see the general renewal guide.
Three things that have to happen
1. Check your HDB approval window
HDB grants subletting approval for up to 3 years at a time. Pull up your approval letter (or check the HDB portal) and find the end date. If your renewal goes past it, re-apply for HDB subletting approval before the new tenancy starts. The application is online and usually approved in a few working days.
2. Sign a renewal agreement
Either a short renewal addendum (if only dates and rent change) or a fresh new tenancy (if anything else changes). Most landlords go with a fresh new tenancy because it makes the document trail simpler — one stamped agreement that covers the whole period, no need to keep referring back to the original. Our renewal flow generates a fresh agreement pre-filled from your previous one.
3. Stamp it with IRAS within 14 days
Stamp duty on the renewal is 0.4% of total rent (1-year lease) or 0.4% of average annual rent (1–3 year lease). Same rate as a new tenancy — there is no discount for renewals. File via mytax.iras.gov.sg using Singpass. See the stamp duty page for worked examples.
Things people forget
- Foreign tenant pass expiry. If your tenant is on an EP/S Pass/WP, check their pass extends through the renewal end date. If not, write a clause about what happens if their pass isn't renewed.
- Diplomatic clause stays or goes? If you originally had one, decide whether it carries forward. After 12+ months in the same job most expats no longer need it, so this is a fair negotiating point.
- Security deposit on renewal. Most tenancies hold the existing deposit through the renewal. If rent went up, you can ask for a top-up to match the new monthly amount.
- Furnishing and condition. Walk through the unit before signing the renewal. Note any wear-and-tear in the inventory list — saves arguments at the end of the renewal term.
- Letter of intent isn't the agreement. A signed LOI commits both parties in principle, but the renewal isn't legally binding until both sign the actual tenancy and it's stamped with IRAS.
When to renew vs find a new tenant
From a landlord's view, the math usually favours renewal even if the rent stays flat. Replacing a tenant means:
- 2–4 weeks of vacancy on average while you find someone
- Half-month or full-month commission to a property agent (if you use one)
- Risk of a worse tenant — late payers, noise complaints, damage
- Re-marketing effort (photos, listing, viewings)
For a $3,000/month flat, 3 weeks of vacancy plus half-month commission is roughly $3,500 in lost rent and fees. That's the equivalent of 9% rent reduction over a 1-year renewal — usually a worse outcome than just keeping a known-good tenant at the same rent or with a small increase.
Generate your HDB renewal
Renewal-ready form pre-filled for HDB tenancies. Updated dates, new rent, ready for IRAS stamping. Free preview, $10 to download.
Frequently asked questions
Do I need HDB approval again when I renew?
Depends on your current approval period. HDB grants subletting approval for up to 3 years per application. If your renewal extends past the approved end date, you have to re-apply via the HDB portal before you start the new tenancy. If you're still inside the approved 3-year window, you don't need to re-apply, but it's still good practice to update HDB with the new tenancy dates so their record matches.
Can I just sign a one-page renewal addendum, or do I need a full new agreement?
A short addendum can work if you're only changing the dates and rent and nothing else. But if you're changing anything else (security deposit amount, who pays utilities, adding occupants, dropping a diplomatic clause), it's safer to issue a full new tenancy. A full new agreement also makes IRAS stamping cleaner because you stamp one document instead of the original plus the addendum together.
My tenant has been good for two years. Can I just continue without paperwork?
You can, but it creates a periodic tenancy by default — month-to-month, terminable on short notice. The original 1-year agreement's protections (notice period, deposit handling, fixed rent) lapse once the term ends. If anything goes wrong (rent stops, a complaint from upstairs, you want to sell the unit), you have weaker legal footing. A signed renewal is cheap insurance.
Stamp duty on the renewal — same as new?
Same rate. 0.4% of total rent for a 1-year renewal, or 0.4% of average annual rent for a 1–3 year renewal. Pay to IRAS within 14 days of signing, via mytax.iras.gov.sg. The tenant typically pays unless your renewal agreement says otherwise.
I'm renewing a room rental, not the whole flat. Does HDB care?
Yes, HDB still tracks subletting of bedrooms, but the rules are looser than whole-flat subletting. You don't need a separate HDB approval for renting out individual rooms while you live there as the owner-occupier, but the maximum occupancy cap for the flat (4 unrelated tenants for a 4-room+ flat) still applies. If you renew with the same tenant and stay under the cap, you're fine. Keep the agreement on file in case HDB checks.
What if my tenant wants a 2-year renewal but I only want 1 year?
Negotiate. If you genuinely don't want a 2-year commitment (planning to sell, moving back in), say so and offer 1 year with an option to extend. If you're hedging on rent direction, you can write in a rent-review clause for year 2. The renewal is signed by both parties — you're not obligated to accept whatever the tenant proposes.
Can the rent stay the same on renewal?
Yes. Singapore has no rent control. If your tenant has been good and the unit hasn't appreciated much, holding rent flat (or even reducing it slightly) is a reasonable retention move. Cost of finding a new tenant, vacancy weeks, and agent fees often exceeds the rent increase you'd get from a market-rate replacement. Run the numbers before pushing for a hike.
Foreigner tenant: any extra steps for renewal?
If your tenant is on an Employment Pass, S Pass, or Work Permit, check that their pass is still valid through the renewal end date. If their pass expires mid-term, the tenancy needs a clause covering that scenario (early termination on pass expiry, prorated deposit return). For foreigners on long-term passes, the renewal is otherwise the same as for a Singaporean tenant.