Who repairs spalling concrete in an HDB flat?

Who is responsible for spalling concrete in HDB flats?

HDB's guide to spalling concrete says the home owner is responsible for preventing spalling concrete in the flat through regular maintenance, and for any repair work. You can repair a small patch yourself or engage a contractor for a large one.

HDB's page on the role of HDB Branches and Town Councils describes regular upkeep of your flat as your role as a homeowner, and advises due care when you carry out repair and maintenance works. HDB Branches provide housing administration and estate management services, and you can contact your nearest branch if you need help.

HDB explains that Town Councils control, manage, maintain and improve the common property of HDB residential flats. That common property includes corridors, void decks, lifts, the water tank, public lighting and open spaces. If you spot spalling on a corridor ceiling or another shared area, report it to your Town Council.

If your block is selected for the Home Improvement Programme, HDB lists repairing spalling concrete and structural cracks among the essential improvements.

For other parts of your flat and block, see our guide to who maintains what in an HDB flat.

What causes spalling

HDB explains that spalling concrete is common in older buildings, especially in damp areas such as kitchens and toilets. It is largely caused by carbonation, which corrodes the steel bars in the ceiling slab. As the bars corrode, the concrete cover over them cracks and bulges.

Look for cracks, bulges or flaking patches on the ceiling, especially in rooms that stay humid. If you notice bits of ceiling concrete falling onto the floor or a counter, the cover has already started to break away, and more may follow.

Spalling is not the same as a ceiling leak. HDB's guide to ceiling leaks says a leak happens when water from the flat above seeps through the floor slab, usually from wear and tear of the waterproof membrane and screed. HDB says that for a leak between two flats, the owners arrange the repair and split the costs. If water is coming through your ceiling, read our guide to a ceiling leak from upstairs instead.

Step-by-step: what to do now

HDB says you should not delay repairing spalling concrete. The affected area becomes larger over time and, left unattended, it spreads and weakens the building structure. These steps keep your household safe until the repair is done.

1. Keep people away. Keep everyone, especially children, out from under the affected area, and move furniture and anything else you can out of the way.
2. Remove loose concrete with care. While you wait for the repair, HDB's tip is to remove any loose concrete to prevent injury. Wear protective gear such as a helmet, gloves and eyewear, cover the floor and secure the ladder before you climb.
3. Photograph the area. Take clear photos of the whole patch and close-ups of any cracks or bulges, so contractors can see how far it extends.
4. Get a contractor for a large patch. If the patch is large, engage a contractor promptly, before more concrete dislodges and causes injury.

Getting it repaired

For a large patch, spalling repair is a job for a contractor. There is no fixed price for the work: it depends on the job, including how big the affected area is and what needs to be done.

When you ask for a quote, share your photos and ask for the scope of work in writing. Useful questions include which areas will be treated, how the floor and furniture will be protected, whether debris removal is included and whether the ceiling will be repainted afterwards. Our guide on how to compare home service quotes shows how to line up quotes on the same scope.

You can also browse handymen in the directory, see their published prices and sources, and ask each company whether it takes on spalling work.

Preventing spalling

HDB's prevention advice comes down to three habits: paint ceilings regularly, seal cracks and unused drilled holes, and open windows, vents or doors to reduce humidity in kitchens, toilets and bathrooms. Since HDB notes that spalling is common in damp areas, those rooms deserve the most attention.

If those rooms also show mould on the ceiling, our guide explains what to do about it.

If you would rather not paint the ceilings yourself, you can hire a painting company. Ask whether the quote includes sealing visible cracks and unused drilled holes before the ceiling is painted, so the job covers prevention as well as appearance.

Tenants and condos

If you rent an HDB flat, report spalling to your landlord promptly with photos, and keep people away from the area in the meantime. For more on who handles what in a rental, see our guide to tenant repair responsibilities. In a condo, ask your Management Corporation Strata Title (MCST) how its bylaws deal with spalling, especially on common property.

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