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property rental enquiry...

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subahbansal
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property rental enquiry...

Postby subahbansal » Wed, 30 Jul 2014 6:07 pm

hi i had leased an apartment of mine to an expat for a lease of 2yrs lockin period in singapore.
now all of sudden after 9 months he says he has lost his job and needs to exit singapore. after explaining to him he needs to stay for at least 14th months for the diplomatic clause to take place he agreed.
But some how i feel he is just bluffing about quitting singapore. he has provided me a copy of the letter from his office saying his employment is terminated. but that necessarily doesn't mean he is quitting singapore.
so how can i as a landlord determine whether he is actually quitting singapore or no via Iras or something?
Thanks,

PNGMK
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Re: property rental enquiry...

Postby PNGMK » Wed, 30 Jul 2014 6:10 pm

subahbansal wrote:hi i had leased an apartment of mine to an expat for a lease of 2yrs lockin period in singapore.
now all of sudden after 9 months he says he has lost his job and needs to exit singapore. after explaining to him he needs to stay for at least 14th months for the diplomatic clause to take place he agreed.
But some how i feel he is just bluffing about quitting singapore. he has provided me a copy of the letter from his office saying his employment is terminated. but that necessarily doesn't mean he is quitting singapore.
so how can i as a landlord determine whether he is actually quitting singapore or no via Iras or something?
Thanks,


1. Ring his company HR and confirm that he is actually leaving.

2. Take out a summons if he fails to pay the rent on the remaining lease and withold his deposits.... this is the risk you run when renting to expats.

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sundaymorningstaple
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Re: property rental enquiry...

Postby sundaymorningstaple » Wed, 30 Jul 2014 7:43 pm

subahbansal wrote:But some how i feel he is just bluffing about quitting singapore. he has provided me a copy of the letter from his office saying his employment is terminated. but that necessarily doesn't mean he is quitting singapore.
so how can i as a landlord determine whether he is actually quitting singapore or no via Iras or something?
Thanks,


What would give you that idea? Did his employer bring him to Singapore or was he here already here and found the job? Or, could it be that you are just thinking he might do what you most probably would do? Have you been burned before? Or, did you burn some landlord many years ago yourself in much the same manner? Do you always think the worst of people? :-|

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Wd40
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Postby Wd40 » Wed, 30 Jul 2014 8:55 pm

subahbansal wrote:hi i had leased an apartment of mine to an expat for a lease of 2yrs lockin period in singapore.
now all of sudden after 9 months he says he has lost his job and needs to exit singapore. after explaining to him he needs to stay for at least 14th months for the diplomatic clause to take place he agreed.
But some how i feel he is just bluffing about quitting singapore. he has provided me a copy of the letter from his office saying his employment is terminated. but that necessarily doesn't mean he is quitting singapore.
so how can i as a landlord determine whether he is actually quitting singapore or no via Iras or something?
Thanks,


He agreed to what? To stay in your place, until he finds a job in Singapore? :?

You can check his EP validity using EP online and his FIN, if he is an EP holder. After his last date of employment, his existing EP should be cancelled and also legally as a landlord, you are bound to check the residential status of your tenant, to make sure, you are not harbouring an illegal immigrant.

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aster
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Postby aster » Wed, 30 Jul 2014 9:09 pm

Does the diplomatic clause only kick-in if the EP is terminated? Just curious what the situation would be if the person was on a personalised EP and decided to quit his job and leave the country for a few months (but still leave the door open for a return in <6 months). Could they still use the diplomatic clause due to leaving their job but not fully terminating their PEP?

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sundaymorningstaple
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Postby sundaymorningstaple » Wed, 30 Jul 2014 9:31 pm

Nope. The Dip Clause can only be used if your job is terminated and your employer is repatriating you back to your home country. That's the sticky part. He would need to show both proof of termination AND proof of repatriation. Failing which, the tenant is liable for the full term of the lease if he cannot provide said proof. Otherwise, not much reason for a Dip Clause. Of course, if it's a case of really early exercise, he going to still be liable for 14 months rent. The only other possibility is if he is quitting on his own, is that, LL willing, to find a replacement tenant or negotiate a settlement but it's still going to cost him a bomb if he was living beyond his means due to a tidy housing allowance, which he will lose.

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aster
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Postby aster » Thu, 31 Jul 2014 12:03 am

Good point, should have thought of that. But if employment is terminated and someone flies back home then technically one's PEP could still remain intact, right? :)

About repatriation, will a ticket home (purchased by the person, not their employer) suffice or does there have to be more to it?

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zzm9980
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Postby zzm9980 » Thu, 31 Jul 2014 12:34 am

aster wrote:Good point, should have thought of that. But if employment is terminated and someone flies back home then technically one's PEP could still remain intact, right? :)


Yes, I still have my PEP :) Technically, I can only be out of work for 6 months on it. I left Singapore about 5.5 months ago. I reported to MOM that my employment ended, but that's all. They can infer since I haven't reported new employment that I'm out of work. They can check ICA to see I've been out of the country.

I'm not sure if the gantry at the airport is going to buzz deny me if I try to enter after 6 months or what though...


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