What should you check in an older flat?

Old HDB flat problems to check first

Four items deserve a first look in an older flat. Here is what the home care guides linked in the table say about each, and who handles the fix.

Spalling tends to show in damp areas such as kitchens and toilets. HDB explains that carbonation corrodes the steel bars in the ceiling slab, so the concrete cover cracks and bulges. For more on it, see our guide to spalling concrete.

With old HDB pipes, the joints wear over time. HDB's pipes guide says to check water pipe fittings regularly for leaks and engage a licensed plumber for repairs. If a pipe is leaking, it asks you to shut the stopcock at the PUB water sub-meter.

Wiring in an older flat

HDB's wiring guide gives the estimated average lifespan of a PVC electrical cable as about 25 years. It advises replacing wiring when its lifespan is over or its condition has deteriorated, and says an LEW can check the wiring and advise whether it needs replacing. If a flat is over 30 years old and still has its original wiring, that wiring is older than this estimate, so an LEW check is a sensible first step. Ask the LEW to explain what they found and which parts, if any, need replacing.

The Energy Market Authority (EMA) has guidance on engaging licensed electrical workers. EMA says electrical work in an HDB flat needs a Licensed Electrician, the class of LEW approved for loads of up to 45kVA.

If you are buying, go through the resale flat electrical checklist before you commit. When replacement is needed, you can compare companies that list rewiring in the directory. If your earth leakage circuit breaker (ELCB) trips often, our guide on what to do when the ELCB keeps tripping explains the next steps.

Window checks and repairs

HDB's windows guide asks owners to ensure their windows are in good condition. Casement windows that do not comply with HDB's retrofitting requirements must be retrofitted with stainless steel rivets, and failing to do so can lead to a fine and/or jail of up to 6 months. Windows on the lowest level are exempt. If a window falls due to lack of maintenance, owners can face a fine and/or jail of up to 12 months.

Regular checks are the simplest way to stay ahead of problems, especially with older casement windows. If a hinge, rivet or frame looks loose, act on it early rather than waiting. For more on what to look at, see our guide to window safety inspection.

Who maintains what

HDB's page on the function of HDB branches and Town Councils says Town Councils control, manage, maintain and improve the common property of HDB flats. That includes corridors, void decks, lifts, water tanks, public lighting and open spaces.

Inside the flat, the responsibility shifts to you. HDB's spalling guide makes the home owner responsible for preventing and repairing spalling concrete. HDB's pipes guide says you maintain the sanitary branch pipes in your flat, while the Town Council maintains the main sanitary pipes.

For a fuller breakdown, see who maintains what in an HDB flat. If water is coming through your ceiling from the flat above, our guide to a ceiling leak from upstairs explains how to handle it.

Planning renovation in an older flat

An old flat renovation is a good time to deal with wiring and pipes. As practical advice rather than any agency's rule, finish wiring and pipe work before new tiles and carpentry go in. That way you are less likely to break open new finishes later to reach a cable or a pipe joint.

Start with the pre-renovation checklist, then have an LEW check the wiring and a licensed plumber look at the pipe fittings. If you have spalling, ask the contractor whether it should be repaired before painting or tiling.

Cost depends on the job, so get itemised quotes from more than one company and use our guide on how to compare quotes to set them side by side.

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