What rules apply to condo renovations?

Condo renovation rules start with the by-laws

The BCA guide on carrying out works in lots is written for owners in strata developments such as condos, under the Building Maintenance and Strata Management Act. Under section 32, the MCST may make by-laws setting guidelines that all owners and occupiers follow when carrying out works in their units. These keep the building's appearance uniform, covering points such as design, colour, material and size.

The same section lets the MCST make by-laws that require you to meet certain requirements and get its approval before works start. The BCA guide gives examples: endorsement from a Professional Engineer (PE) on structural works, and approval from the relevant authorities. Each MCST sets its own by-laws, so ask your management office for the current copy and any renovation guidelines before you plan the work.

Approval and deposits

The BCA guide sets out when the MCST must sign off. If your works involve the use of common property, you need the MCST's approval for that work (section 33). Works that will affect the appearance or structural integrity of the building need the MCST's authorisation before they are carried out (section 37(4)). Works that affect the gross floor area need the MCST's authorisation through a 90% resolution at a general meeting (section 37).

Ask your management office how MCST renovation approval works in your development: what you need to submit and who reviews it.

A condo renovation deposit is for your MCST to set, if it asks for one. Ask whether your works need a deposit, how much it is, what it covers and on what terms, and keep the reply with your approval papers.

Demolition and structural works

BCA issued an advisory to MCSTs on renovation works involving demolition in 2014. For demolition of non-structural elements other than floor tiles, MCSTs are advised to require renovation plans endorsed by a PE, certifying that no structural elements will be altered or demolished. Demolition of structural elements needs BCA's approval before work starts, with plans submitted by a Qualified Person. BCA also advises MCSTs to keep approved structural plans, carry out spot checks and stop work if reinforcement bars are exposed. This is an advisory, and each MCST sets its own by-laws, so ask yours what it needs before any hacking.

Working hours and noise

The National Environment Agency (NEA) explains who handles noise from renovation work in residential areas. NEA regulates noise from additions and alterations works in landed properties only. HDB issues permits for renovation work in HDB units, and residents affected by renovation noise from an HDB unit give feedback directly to HDB. Condo units are managed by their MCST, so if renovation noise from a condo unit affects you, give feedback directly to the MCST.

For your own renovation, the MCST's by-laws set the working hours. Ask for them in writing and share them with your contractor before work starts.

Lift protection, debris and safety equipment

Ask your MCST about the practical rules before your contractor starts:

• Does it require lift protection, and who puts it up and takes it down?
• Which lift and loading area can workers use, and at what times?
• How must debris be packed and removed, and can it be left in common areas?
• Do workers need contractor passes, and what details must you provide?

Safety equipment is treated differently. Under section 37A, the BCA guide says you may install safety equipment, such as window grilles, in your unit or on a window, door or opening facing outdoors, and the MCST shall not prevent this. You must still comply with the conditions, so ask what they are. The guide also covers structures or devices to prevent harm to children.

For questions about who fixes what outside a renovation, see HDB or condo repairs: who to ask.

When to stop and call a professional

Before any work starts, check the contractor's Unique Entity Number (UEN) so you know which business you are dealing with. Then ask for a written scope that lists each item of work, the materials and who handles MCST paperwork and debris.

Stop and speak to your MCST if anyone proposes removing or hacking a wall without the approvals described above, or says the MCST does not need to know. Read the guide on home service scams before you pay anyone.

Cost depends on the job, so get more than one quote for the same scope. See how to compare home service quotes, and read hourly rate or fixed price to weigh up how a smaller job is charged. If you are not sure which trade handles your job, start with which service you need.

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