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Hi,

You are right to clarify this before allowing someone new to move in.

Even though the landlord is agreeable to the remaining two tenants staying, that does not automatically mean the departing tenant can find someone else to replace him.

Firstly, check whether all three of you are named as tenants in the tenancy agreement.

If so, replacing one tenant would generally require the landlord's consent and proper documentation.

You should also clarify a few important matters:

1. **Landlord's approval:** The landlord should approve the proposed replacement tenant before that person moves in.

2. **Tenancy documentation:** Depending on the existing agreement, the parties may arrange a written variation or addendum rather than signing an entirely new tenancy agreement.

3. **Rental obligations:** Clarify whether the departing tenant will be formally released from future obligations and whether the replacement tenant assumes those responsibilities.

4. **Security deposit:** Agree on how the departing tenant's share of the deposit will be handled. This should not be left to informal arrangements between friends without proper documentation.

5. **Eligibility and registration:** The landlord should verify the replacement occupant's eligibility to rent and update any required occupant records.

One important consideration is that if all three of you signed the tenancy agreement, the departing tenant may remain contractually responsible even after moving overseas unless the landlord formally agrees to release him.

May I know whether all three names appear in the tenancy agreement, or whether only one person signed as the main tenant?

Also, was a property agent involved when you rented the condominium? If so, have you approached the agent to clarify the replacement procedure and documentation?

Although ongoing tenancy administration may not be included in the agent's original scope, the agent may still be able to advise on the appropriate arrangements.

My suggestion is to obtain the landlord's written agreement and settle the documentation before anyone moves in or out.

Geryl Lim
 9278 7772  Read More

Hi, do not treat the landlord agreeing that two of you can stay as approval for an unnamed replacement. Check who is named as tenant and what the agreement says about assignment, subletting and occupants.

Obtain the landlord’s written approval for the proposed person before they move in, and have the appropriate documentation prepared. It should address the start date, rent, deposit, existing damage and whether the departing tenant is formally released from future obligations. An informal reimbursement between friends does not by itself settle the landlord’s contractual rights.

A lawyer or the agent handling the paperwork can advise whether a variation, novation or new agreement is appropriate, including any stamping implications. Complete the required identity and eligibility checks too. Are all three of you named on the current tenancy?

Silas Tan | Huttons | TRIBE
Free property guides and calculators: https://tribesg.com Read More

**No—you cannot informally move a replacement roommate in without the landlord’s written approval.** Standard Singapore Tenancy Agreements (TAs) prohibit subletting or changing named occupants without prior consent, and doing so informally puts you in breach of contract.

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### 1. Landlord Approval & Verification

* **You Can Source, Landlord Must Approve:** You and your departing friend can look for a suitable replacement, but the landlord must vet and approve their profile (NRIC/FIN, employment pass validity, and income) before they move in.
* **URA Occupancy Cap:** Under URA rules for private condos, a maximum of **6 unrelated persons** (or up to 8 only if the unit is ≥90 sqm and URA-approved) may live in the unit.

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### 2. Updating the Tenancy Agreement

You do not always need to sign a brand-new lease from scratch, but the change **must be documented in writing**:

* **Option A — Formal Deed of Novation / Lease Addendum (Most Common):** All four parties (landlord, two remaining tenants, departing tenant, and incoming tenant) sign a written addendum. It formally releases the departing friend from future liability and binds the new roommate under the existing terms and expiry date.
* **Option B — Fresh Tenancy Agreement:** The landlord terminates the current lease by mutual agreement and executes a new TA with you, your remaining friend, and the new roommate for the balance period (requires fresh IRAS stamp duty within 14 days).

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### 3. Practical Steps to Protect Yourselves

1. **Settle the Security Deposit Privately:** The landlord holds the original deposit until the final lease ends. Usually, the incoming roommate pays the departing friend their 1/3 deposit share directly, and you conduct a room condition check beforehand so you aren't stuck paying for the departing friend's damages later.
2. **Update Condo MCST Records:** Submit the signed addendum and new tenant's ID to the condo management office to transfer access cards and resident registration.

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Gan Eng Joo Onassis 颜荣裕, REALTOR®

MSc BIT (Middlesex, UK); BBA (UniSA)

CEA Reg No: R021244C | Mobile: (+65) 8889 9918 

Email: onassis@sgagent.com

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