LayeredLanded House Renovation in Singapore: Approvals, A&A and Planning
Repainting and new carpentry are one thing. Extending a terrace house is another. Here is where renovation ends, where A&A begins and who has to sign off.
A landed house renovation in Singapore can mean anything from a fresh coat of paint to adding a storey. The rules depend on which end of that range you are at. Cosmetic work is usually straightforward, but structural changes and extensions need professional involvement and approval. This guide explains the difference so you can plan the schedule, the team and the budget.
Rules are set by the Building and Construction Authority (BCA) and the Urban Redevelopment Authority (URA) and are updated from time to time. Always confirm with your Qualified Person or the authorities before you commit.
Three levels of landed home work
| Level | Examples | Typical approvals |
|---|---|---|
| Interior renovation | Repainting, new flooring, carpentry, kitchen and bathroom refresh | Usually none from the authorities for purely cosmetic work |
| Additions and alterations (A&A) | Extending a room, a rear annex, adding a storey, changing structural walls or the roof | A Qualified Person submits plans to BCA, and to URA if floor area changes |
| Rebuild | Demolishing and building a new house | Full planning and building approvals |
What is usually exempt
Guides commonly list these as cosmetic works that do not need BCA approval, provided no structural element is involved:
- Hacking and retiling non-structural walls and floors
- Kitchen and wardrobe carpentry and built-in furniture
- Painting and wallpaper
- Replacing flooring materials
- Upgrading sanitary fittings without re-routing pipes
Some minor works, such as certain lightweight garden shelters and awnings, may also be exempt under building rules. Ask your Qualified Person to confirm what applies to your plans before you assume anything.
When you need a Qualified Person
If your plans involve structural changes or extensions, a Qualified Person (QP), an architect or professional engineer, must prepare and submit the plans to BCA for approval before building work starts. If the gross floor area changes, URA's planning approval is also involved. Your QP will also supervise and certify the works.
Planning a landed house renovation in Singapore
- Define the scope. Is this interior work, or will you touch the structure or add area? That decides the team.
- Appoint a QP early if you need one. Drawings and approvals take time.
- Choose a firm with landed experience. Multi-storey layouts, staircases, roofs and outdoor areas are different from flats. Browse landed home interior designers.
- Check the neighbours. In terrace and semi-detached houses, works near party walls and boundaries need care, and neighbours should be told about noisy works.
- Get a staged contract. Longer projects need clear milestones and staged payments. See renovation contract clauses to check.
Things to inspect before you start
- Roof and waterproofing, including flat roofs and balconies
- Drainage and water tanks and the condition of old pipes
- Electrical capacity for a larger home and modern appliances
- Termite and pest damage to timber elements
- Boundary walls, gates and driveways
Budget and timeline
A landed house renovation in Singapore is closer to a small construction project than a flat refresh. Costs scale with floor area and with any structural work, so get itemised quotes against a clearly defined scope. Approvals can add weeks or months before building starts, and longer builds need a realistic schedule. Our renovation checklist helps you sequence the steps.
Frequently asked questions
Do I need approval to renovate a landed house in Singapore?
Purely cosmetic interior work generally does not need BCA approval, but structural changes, extensions and additions do, and they need a Qualified Person to submit the plans.
What is the difference between a renovation and A&A works?
Renovation usually means non-structural interior work. A&A (additions and alterations) means changes such as extensions, new storeys or structural alterations, which require approvals and a Qualified Person.
Does the URA need to approve my landed house works?
If the works change the gross floor area, URA's planning approval is involved as well as BCA's. Your Qualified Person can confirm what applies.
landeda&aqualified personbcauraapprovals
Ready to find a designer?
Compare Singapore interior designers and renovation firms, then get matched for free.
Keep reading
Renovation Payment Schedule in Singapore: How Much and When
How much to pay and when matters as much as the price itself. Here is how renovation payments are usually staged in Singapore and how to protect yourself.
Condo Renovation Timeline in Singapore: From Approval to Handover
A condo renovation takes longer than the works alone. Here is a stage-by-stage timeline, from design and approval to handover, and where delays usually happen.
Defects Liability Period in Singapore: What It Covers and How to Use It
Your renovation does not end at handover. The defects liability period is your window to get problems fixed at the firm’s cost. Here is how to use it well.