How to Find and Hire the Right Renovation Contractor in Singapore?

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renovation contractor singapore
renovation contractor singapore

Hiring the right contractor is one of the most important decisions you’ll make. This comprehensive guide will walk you through the entire process, from budgeting to evaluating contractors to understanding regulations.

Follow our tips to find a qualified, reliable contractor who can execute your renovation effectively:

      • Do your research. Check reviews, samples of past work, credentials, and certifications to verify skills and experience.
      • Ask for referrals. Friends, neighbours, or colleagues who have had renovations done can recommend good contractors they’ve worked with.
      • Interview multiple options. Meet with 3-5 contractors in person to get quotes and assess communication style.
      • Check licensing. Contractors should be licensed with BCA and approved by HDB for renovation projects.
      • Understand timeline and process. Ask how they schedule projects and handle challenges that arise during renovations.
      • Get everything in writing. Have a detailed contract in place addressing scope, timeline, payment schedule, warranty, and other key terms.

Following these tips will help you find an ideal renovation contractor for your home improvement project in Singapore. Read on for more comprehensive advice on budgeting, cost considerations, regulations, and avoiding pitfalls.

Choosing the Best Renovation Contractor in Singapore

Taking on a major home renovation project in Singapore requires finding the right contractor for the job. With thousands of contractors in Singapore, how do you pick the one that’s best qualified for your project? Here are key factors to consider:

Research Experience and Track Record

The contractor’s experience level matters when undertaking major renovation works. Look for established companies that have been operating for 5+ years with a solid history of completing similar projects. Review their portfolio of past work to see examples of kitchen overhauls, bathroom renovations, electrical rewiring, or any projects akin to yours. Opt for contractors who have specific experience handling HDB flats so you can guarantee familiarity with regulations.

Verify Licensed and Accredited Status

For HDB flat renovations, only hire contractors that are licensed and approved by the Housing Development Board (HDB). You can verify a contractor’s HDB approval status on the HDB website or via Mobile@HDB using a smartphone. Alternatively, you can contact their toll-free service line. Contractors should also have all required licences for speciality trades like electrical works and plumbing.

Look into the Qualifications of Individual Workers

For speciality trades like the ones mentioned above, don’t just evaluate the company. Check if the specific workers assigned to your project hold the proper qualifications. For example, the contractor’s electricians should be licensed Electrical Workers (LEW).

Request and Check References

Quality contractors should be able to provide references from past clients. Follow up with two to three references to ask about their experience. Were timelines met? Was communication smooth? And were the results satisfactory? Online customer reviews on Google and Facebook also provide additional insight.

Interview Contractors in Person

Don’t decide based on website impressions alone. Meet with several potential contractors in person for in-depth discussions of your project and bids and to assess their responsiveness and communication styles. Take notice of how clearly they answer questions and if they take time to understand your needs.

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How to Find Cheap and Good Renovation Contractor in Singapore

Every homeowner wants to hire a contractor that does quality work, but renovation costs can add up quickly. Master these tips for finding an affordable contractor without sacrificing on skill and professionalism.

      1. Get quotes from three to five contractors to compare pricing for the same project scope. But don’t just look at the bottom line cost. Make sure they are appropriately licensed and meet the other criteria discussed earlier.
      2. When planning straightforward projects like painting and flooring, hire individual subcontractors instead of full renovation companies to save costs.
      3. Schedule renovations during contractor off-peak periods like January to March when their rates may be lower.
      4. See if contractors offer discounted rates for community projects or bulk renovations (e.g., for an entire HDB bloc).

If you follow these tips and at the same time vet licences, experience, and reviews, you may be able to find a reasonably priced contractor for your renovation needs. Still, be wary of prices that seem too low. It may signal cutting corners.

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Work with a Trusted Reno Contractor in Singapore

Once you have evaluated and selected a recommended renovation contractor in Singapore for your project, the next step to succeed is to establish a trusting relationship. Build an open partnership by ticking all the boxes below.

      1. Check if they have a registered local company address, not just a mobile number. It suggests that the foundation of trust here is stability and commitment.
      2. Have clear and regular communication and be transparent over costs and timelines. Contractors should provide detailed project plans, update you on progress, explain any changes, and respond to your questions promptly.
      3. Don’t just take the contractor’s word that work is on track. Make regular site visits yourself to a) inspect progress and b) ask questions. Visibility equates to accountability.
      4. Set milestone payments tied to the completion of project phases. This is better than paying everything upfront and it also aligns incentives over time.
      5. If problems crop up, don’t hesitate to have open conversations so you can resolve them quickly. A reliable contractor will be responsive and take responsibility.
      6. Have a detailed contract in place clearly setting terms like:
        1. Scope
        2. Timeline
        3. Payments
        4. Warranties
        5. Liability

So that both sides are protected.

Building an open and trusting relationship takes work but pays off with better results and peace of mind throughout the renovation. Pay attention to red flags like lack of transparency and responsiveness early on.

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Reno Contractor Services Price Guide

Taking on a home renovation project is a major investment. Thus, you must understand the typical costs so you can set a realistic budget from the start.

Key Factors Influencing Renovation Costs

      • Size of home – larger areas cost more
      • Type of home – resale flats cost 20 to 40 percent more than new BTO flats
      • Scope of work – more hacking and customisations increase costs
      • Materials used – higher quality and premium materials like marble flooring cost more
      • Design style – simpler styles like Scandinavian cost less than bespoke designs
      • Contractor vs designer – hiring an interior designer adds design and consultation fees

Here are typical renovation costs in Singapore based on Home Reno Guru’s data (calculations are based on a 90-square metre HDB BTO with 4 rooms, 3 bedrooms, and 2 bathrooms).

      • Light renovation work (minimal structural changes): 16,950 – 20,340 SGD
      • Moderate renovation work (some hacking and retiling): 43,025 – 51,630 SGD
      • Extensive renovation work (major structural changes): 116,550 – 139,860 SGD

The following are also the cost ranges for key components (depending on the intensity of the renovation work):

      • Kitchen: 800 – 27,450 SGD
      • Bathroom: 550 – 35,500 SGD
      • Bedroom: 500 – 50,400 SGD
      • Living room: 700 – 38,300 SGD
      • Other renovation (from electrical works to painting, cleaning, and polishing): 1,750 – 25,200 SGD

Difference Between a Reno Contractor and an Interior Designer

When planning a home renovation, one key decision is whether to hire a contractor or opt for an interior designer. Don’t know the differences? We got you.

Services Offered

      • Contractors focus on physical renovation work like carpentry, wiring, and hacking. They execute your renovation plans.
      • Designers provide design expertise like space planning, interior styling, and custom furnishings. They create the plans.

Pricing Structure

      • Contractors charge fees for labour, materials, and executing the renovation works. Their fees are based on the total project scope and timeline.
      • Designers can provide full project management, handling everything from concept to completion. Some contractors also offer comprehensive project management. However, designers may have more specialised expertise in areas like space planning, design aesthetics, colour schemes, and choosing furniture/furnishings.

Specialisation

      • Contractors specialise in building services, like electrical, carpentry, and hacking.
      • Designers specialise in interior styling, space optimisation, and creating design concepts.

Results

      • Contractors deliver the physical renovated space.
      • Designers deliver a complete look and feel through decor, furniture, and styling.

Hiring both provides comprehensive services and expertise on complex renovations. Evaluate your needs, budget, and design taste when deciding which to engage.

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Full Service Design vs Execution Only

Should you hire an interior designer for full service design or a contractor for execution only? We will answer this question using various “ifs”.

If the budget is limited, hiring just a contractor is more affordable. Design fees and furnishings, as previously mentioned, mark up total costs. Contractors can execute your vision at a lower price point.

If you have a clear style in mind and know exactly what you want visually, a contractor can faithfully implement your design plan. No need to pay for concept development.

If the scope is small, like one room, a contractor may suffice. Designers offer more value on whole home projects.

If you want a cohesive look, designers excel at delivering a unified aesthetic across rooms through colour schemes, cohesive furniture, and harmonic styles.

If you need space planning, a designer’s spatial skills are very useful for complex layouts and room optimisations.

If you want designer furnishings, interior designers provide access to exclusive brands and custom pieces not available in retail.

If you want turnkey project management, designers handle the entire process end-to-end so you don’t have to coordinate various vendors and trades.

Key Factors When Creating Your Renovation Budget

Consider the following tips when setting a realistic budget for your home renovation projects in the future:

      1. Get quotes from multiple contractors. Compare to gauge average pricing
      2. Research material costs for floors, cabinets, and more and add contingencies
      3. Account for work permits, disposal fees, utility rerouting, and other hidden costs
      4. Understand what’s covered by your HDB or condo grants/subsidies
      5. Factor in interior design fees if hiring a designer
      6. Allow buffers for unexpected repairs or delays that can arise
      7. Prioritise elements that increase home value like kitchens and bathrooms
      8. Consider doing projects in phases if needed to meet budget constraints
      9. Use contractors familiar with affordable brands that don’t compromise on quality
      10. Get materials that provide the look you want at a lower cost like laminate flooring

Adhering to your budget takes discipline, but it is achievable. Being prepared for additional expenses and having a prioritised scope helps realise your goals within budget.

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HDB Renovation Guidelines in Singapore

As a homeowner, you must comply with HDB’s renovation guidelines and requirements.

Hiring HDB-approved Contractors is Compulsory

All renovation works must be carried out by contractors registered with HDB. Check HDB’s online registry to verify a contractor’s registration status before engaging them. HDB plays no part in resolving disputes. You as the homeowner must resolve contractual issues directly with the contractor.

Permits Needed for Structural Changes

Major works like hacking walls require applying for a renovation permit from HDB before starting. Your contractor will submit the application online with floor plans, photos, and details of the proposed structural changes. Do not commence hacking or demolition before obtaining written permit approval.

Overloading and Exterior Modifications are Prohibited

Excessively overloading floor slabs above the allowable limit of 150 kilograms per square metre is not allowed. Exterior modifications like installing external fixtures or affecting the building facade also require HDB approval. They may not be allowed as they can affect the external facade or form of the building.

(Source: https://www.hdb.gov.sg/residential/living-in-an-hdb-flat/renovation/important-information)

Bathroom Tile Replacement Prohibited for Three (3) Years

Due to waterproofing requirements, homeowners cannot replace the original wall and floor tiles in bathrooms for the first three years from the Temporary Occupation Permit (TOP) date. TOP refers to the document issued by the Building and Construction Authority when a development project completes construction and is certified fit for occupation. New tiles can be laid over existing ones using adhesives within the allowable thickness.

Comply with Requirements for Minor Works

Even minor works like installing lighting or flooring must comply with HDB’s renovation conditions for that item. For example, floor finishes outside the unit must have a recess area.

(Source: https://www.hdb.gov.sg/-/media/doc/HMG/parkland-hougang-reno-guidelines.ashx)

Strict Rules for Household Shelter Modifications

Modifying the household shelter space, walls, ventilation openings, or doors is strictly regulated. For example, only removable screws with non-metallic inserts up to 50mm depth are permitted.

Debris Proposal and Common Area Usage

Contractors must properly dispose of renovation debris off-site and keep common areas clean. Storage of equipment and materials in common areas is prohibited.

Renovation Permits and Regulations in Singapore

In doing a home renovation, you are required to obtain permits and approvals from agencies like BCA, HDB, URA, and more. The following are the steps in the process.

Engage a Qualified Person

Appoint a Qualified Person (QP), an engineer or architect licensed by BCA. The QP will review renovation plans for feasibility and prepare permit applications.

Apply for the Relevant Permits

The QP will advise on the required permits:

      • BCA’s Building Plan Approval (BPA) is needed for structural changes.
      • BCA’s Permit for Minor Works (MCW) is required for non-structural alterations like electrical.
      • HDB approval is needed for renovating HDB flats.
      • URA (Urban Redevelopment Authority) may be needed for exterior changes in conservation areas.

Applications include detailed floor plans, proposals, and other documentation.

Receive Permit Approval

The relevant agencies will review applications and may request additional details. Once satisfied, they will issue formal approval for works to commence. Take note that BPA approval may take a few months.

Comply with Ongoing Inspections

Agencies may conduct site inspections during renovation to ensure compliance with approved plans and safety regulations. Any deviations identified will require new approvals.

Obtain Completion Certificate

Upon completion, the QP will apply for a Completion Certificate from BCA certifying that works adhere to building codes and requirements.

Allocate Time and Budget for Permits

Factor permit approval times and QP fees into renovation timelines and budgets. Delays are common, so you have to plan and be patient.
Even if it is complex, Singapore’s rigorous renovation permitting process ensures that safety standards are met, so abide by it. Having an experienced QP by your side guarantees that everything goes smoothly.

Renovating for Resale Value

The following are effective upgrades to increase your home’s property value and appeal to buyers, in case you plan to sell it.

      1. Modernising kitchens and bathrooms with contemporary finishes, fixtures, appliances, and layouts shows buyers that the space is move-in ready. It could include installing kitchen islands, updating cabinetry, replacing sinks and faucets, and retiling bathrooms.
      2. Built-in storage like wardrobes, cabinets, and shelves are highly valued in compact homes. Clever storage shows functionality and declutter spaces.
      3. Installing solar panels, “smart” devices, double-glazed windows, and other enhancements that reduce utility bills add value by saving money long term.
      4. Play up special attributes like high ceilings, private views, and original architectural details through lighting, finishes, and staging. It creates a WOW factor.
      5. Professionally staging spaces makes them feel welcoming and move-in ready. Proper furniture layouts also make rooms appear larger.
      6. Select timeless, widely-liked styles using neutral tones. Avoid overly customised or bold renovations that may polarise buyers.

Some Frequently Asked Questions (FAQs)

What is the Role of a Reno Contractor in a Renovation?

The contractor oversees translating your vision into reality. They manage the construction, including hiring and supervising tradespeople, scheduling, sourcing materials, getting permits, waste removal, and quality control.

What Should I Look out for in a Renovation Contract?

The contract should clearly outline the scope of work, materials, timeline, payment schedule, liability, and warranty coverage. Read all terms closely and clarify any doubts before signing.

How Much Does a Full HDB Renovation Cost?

Renovating a resale HDB flat costs 17,000 (light renovation work) to 140,000 SGD (extensive renovation work). It all depends on the changes to be made in your flat.

How can I Reduce my Renovation Costs in Singapore?

Using contractors during off-peak periods, choosing affordable materials like laminates, buying fixtures instead of custom-building, and doing projects in phases help cut costs. Have clear needs, get multiple quotes, and use contractors outside prime areas.

What Adds the Most Value in a Renovation?

Kitchen and bathroom upgrades, added storage, open layout, contemporary finishes, and energy efficiency boost resale value the most. Consult an interior design professional to maximise value.

Is it Cheaper to use an Interior Designer?

Designers charge consultancy and design fees. Reno contractors in Singapore have lower project fees but you organise everything. For full-service design, designers may be worth the added cost.

How do I Know if a Contractor is HDB-Approved?

Verify HDB-approval on HDB’s contractor registry online. Only hire registered contractors for your HDB renovation. Unapproved contractors risk fines and renovation delays.

Why Consider Style+Space for Your Renovation?

This guide has covered the key steps for finding the right renovation contractor for your home. Yet by partnering with an established interior design firm and a renovation company in Singapore like Style+Space, you gain even more benefits.

With over 20 years of experience doing residential renovation projects across Singapore, Style+Space has the proven expertise to handle everything from design concept to execution. Its comprehensive packages provide end-to-end support akin to a contractor.

Style+Space’s portfolio showcases their proficiency in delivering aesthetically pleasing designs matched to each client’s lifestyle, from contemporary chic condos to cosy HDB flats. Its HDB licence and rave reviews validate its commitment to service and quality results.

Style+Space offers homeowners the best of both worlds, a blend of interior design creativity and contractor-like project management. This all-in-one service minimises hassles and brings you peace of mind.

Trust the professionals at Style+Space for residential renovations balancing flawless functionality with elegant design. Their decades of experience will translate into your dream home design.