Renovation Guidelines for HDB BTO Flats

The typical choice for the majority of Singaporeans when purchasing their first home is to opt for an HDB flat. Whether you want only one room or completely enhance your home, you will need guidelines for a deeper understanding of what to expect during renovation so that you can plan properly. Here is what you need to know about BTO renovation if you choose build-to-order over resale flats.

Renovation Cost

Build-to-order renovation costs (and even its completion, which will be discussed in the next section) vary depending on your renovation needs and how you would like your space to look. Here is how much you can expect to spend on your home renovation.

Type of BTO flat	Expected Renovation Cost
3-room	SGD 35,000 – SGD 38,000
4-room	SGD 40,000 – SGD 46,000
5-room	SGD 47,000 – SGD 56,000

Homeowners can expect to spend SGD 35,000 to SGD 38,000 renovating a pristine 3-room BTO flat; SGD 40,000 to SGD 46,000 for a 4-room BTO flat; and SGD 47,000 to SGD 56,000 on a 5-room BTO flat. The data were based on renovation costs from over 200 BTO flat projects completed in 2021. These median prices last year reflect a modest drop in renovation expenditure on BTO flats compared to the previous years. This trend could be attributed to two factors: conservative expenditure among new homeowners and purchasing power loss due to inflation.
Nowadays, more homeowners have become more cautious with their spending. Some clients have also chosen to skip the decorative part like wallpaper and false ceilings, opting to put their money into more essential revamp works, such as carpentry built-ins and wet work.

Renovation Timeline

When should I start planning for the BTO renovation?

It is best to start planning as early as two (2) to six (6) months before you collect your key. Start by looking for an interior designer. Speak to at least three (3) designers before choosing and review the design drafts to help you decide which one to choose.

How long does it take to renovate BTO?

A 3-, 4-, or 5-room BTO flat renovation usually takes about eight (8) to ten (10) weeks to complete. To reiterate, allow for two to four weeks as issues may arise during the renovation. 3-room and 4-room BTO flats can be renovated at most nine (9) weeks, while 5-room BTO flats may need an extra week or two due to their larger space.

When and why should I conduct a defects inspection?

Upon collecting your keys, you have 30 days to inspect for home defects and report to HDB before the renovation works start, as HDB BTO flats are covered under a one-year warranty called Defects Liability Period (DLP). It is also called Defects-Free Period, a standard offering for every new property development, whether HDB flats or condominiums. Repairs are usually finished within two (2) weeks. Renovation projects can face hiccups like delays in materials shipment, so it is best to allow an extra two to four weeks to manage your expectations.
The Housing & Development Board builds every flat in compliance with stringent quality standards. However, contractors can unintentionally commit mistakes as they are only human. We naturally want our home to be as flawless as possible because it is a place you will call home for at least five years. This is due to the Minimum Occupation Period (MOP) that restricts you from selling or renting the flat during the first five years of moving in.

To conduct your BTO defects inspection, you must bring a lock (preferably with a number combination) to lock the main gate, preventing unwanted visitors. remember to pass the combination to the HDB officer. You should also bring with you the defects feedback form, which is included in your welcome kit, to log down the defects you will discover. After the defects inspection, you must submit the form to your estate’s Building Service Centre for rectification. You will need the following objects or tools for testing defects:

• • • Pail – to be used for pouring over kitchen and toilet floors, as well as service yards, to check if sloping is correctly done with water flowing towards the floor traps
    • Any charger – to test if the power sockets are working
    • Coin – to see if there are hollow tiles
    • Rags, Broom, and Dustpan – to remove existing debris and stains that may hamper inspection
    • Spirit level – to inspect if the kitchen counters are level (parallel). You can use a ball or anything that rolls.
    • Torch – to scan dark corners
    • Camera – to take photos of the defects and your tags’ location
    • Post-it Notes & Masking Tape – to mark areas with defects; use various colours to distinguish major from minor defects
    • Marker or pen – to use for writing on the note or tape
    • Pencil – to make temporary markings whenever needed
    • Portable fan & stool – to keep yourself cool and rested while inspecting

Renovation Rules

BUILDING WORKS – Walls

The following are the guidelines for tearing down and erection of walls:

Erecting 63mm-thick Hollow Block Wall

• • • Permit is not required.
    • There must be enough natural lighting and ventilation if you plan to create a room for habitation.
    • Access to the fire escape must be direct and should not cross any room.

Erecting 80mm-thick Glass Block Wall

• • • Permit is not required.
    • Reinforced concrete lintel should be provided to support the hollow block through any wall opening (door or window opening).
    • Only one layer of 63mm-thick hollow block or 80mm-thick glass block can be constructed.

Erecting Gypsum Partition

• • • Permit is not required.
    • There must be enough natural lighting and ventilation if you plan to create a room for habitation.
    • Access to the fire escape must be direct and should not cross any room.
    • Power-driven nails or screws should not penetrate existing RC structures over 40mm.

Demolishing Non-load-bearing Reinforced Concrete Elements

• • • All wall demolition or alteration works require HDB’s approval before proceeding.
    • All existing reinforced concrete structures shall not be tampered.
    • A professional engineer for civil or structural is needed to oversee the demolition works and ensure the repair of the affected reinforced concrete elements (partition walls, stiffeners, lintels, hangers)
    • A copy of the approved plan, together with the approval conditions, must be given to the professional engineer before demolition supervision.

Demolishing or Altering Internal Non-structural Lightweight Partition Walls

• • • All wall demolition or alteration works require HDB’s approval before proceeding.
    • All existing reinforced concrete structures shall not be tampered.
    • Demolition of internal block (brick) walls, Ferrolite walls, or Drywalls is permitted up to the underside of the reinforced concrete beam or slab.
    • Demolition of block (brick) walls should be done from the top downwards.
    • You must immediately stop the demolition work and inform HDB if you discover steel bars during the course.

BUILDING WORKS – Wall Finishes

The following are the guidelines for laying and replacement of wall finishes:

• • • Plastering, rock-stone finishing, and spray painting
    • Permit is not required.
    • Pre-packed material must be used for plastering.
    • Solid timber or mirror wall panel

• • • Permit is not required.
    • Power-driven nails or screws to be used must have a diameter of not more than 6mm and a penetration depth of not more than
      40mm
    • Laying wall finishes over current ones using adhesives

• • • Permit is not required.
    • Third-layer wall finishes are prohibited.
    • Tampering with existing structures and wall finishes is also prohibited.
    • Wall finishes must have a thickness of at most 13mm.
    • Replacing internal wall finishes (up to ceiling level)

• • • Permit is required.
    • Tampering with existing structures is prohibited.
    • The total thickness of the wall finishes, including the plaster, must not exceed 25mm.
    • Pre-packed material must be used for plastering.
    • Laying wall finishes on the surface of bare concrete provided by HDB (up to ceiling level)

• • • Permit is not required.
    • Tampering with existing structures is prohibited.
    • The surface of reinforced concrete cannot be hacked to allow key for tiling.
    • Spatterdash or any equivalent shall be used to form the key for tiling.
    • The total thickness of the wall finishes, including the plaster, must not exceed 25mm.
    • Pre-packed material must be used for plastering.
    • Replacing existing bathroom or toilet wall finishes after the first three years from the date of block completion

• • • Permission is required.
    • Tampering with existing structures is prohibited.
    • The total thickness of the wall finishes, including the plaster, must not exceed 25mm.
    • Pre-packed material must be used for plastering.

BUILDING WORKS – Floor Finishes

The following are guidelines on laying and replacing floor finishes:

Laying vinyl finishes, carpet, or linoleum

• • • Permit is not required.
    • There are no set guidelines or conditions under this work.

Replacing floor finishes (ceramic, marble, homogeneous, timber, and others)

• • • Permit is required.
    • The total thickness of the floor finishes and screed (levelled layer of material) must not be more than 50mm.
    • Use the pre-packed waterproofing screed and membrane in the bathroom or toilet before laying new finishes. The membrane should be upturned (at least 150mm) against the walls and kerbs.
    • The same waterproofing screed must also be used for the kitchen and open balcony prior to laying new floor finishes. The waterproofing membrane is only required around the sanitary stacks for an area with a 400mm radius.
    • Use UPVC floor trap grating with a long collar.
    • Pre-packed screed should be used for dry areas.

Laying or replacing parquet (timber) flooring (also known as laminated/bamboo flooring)

• • • Permit is not required.
    • For flats with existing floor finishes

The layer over existing finishes should exclude the following:

• • • Raising the floor as platform
    • Using cement screed
    • Hacking or removal of existing floor finishes

For flats without existing floor finishes

• • • The thickness of the floor finishes and screed must not be over 50mm.
    • Pre-packed screed should be used for dry areas.

Replacing existing bathroom or toilet floor finishes after the first three years from the date of block completion

• • • Permit is required.
    • The total thickness of the finishes and screed should not exceed 50mm.
    • Use the pre-packed waterproofing screed and membrane before laying new floor finishes.
    • The membrane should be upturned against the walls, pipes, and kerbs.
    • Use UPVC floor trap grating with a long collar.

Laying floor finishes over existing ones using adhesive

• • • Permit is not required.
    • There must be only one layer of existing finishes, including the cement screed, before laying the additional layer.
    • The thickness of the floor finishes, including the adhesive, must not be over 13mm.
    • Tampering with the floor trap is prohibited.
    • It should not cause a backflow or lateral seepage into the bedroom.

Installing hardwood platform on the floor

• • • Permit is not required.
    • The recommended room height is at least 2.4 metres.
    • The space between timber joists below the platform must not be sealed with cement or any other material.
    • Allocating storage in the space within the platform and floor is prohibited.
    • The platform’s side must be sealed off.
    • Maintain a minimum safety barrier height of 1 metre from the top of the platform to the window sill or parapet.

Topping up flooring using lightweight screed or block at the kitchen, balcony, or bathroom

• • • Permit is required.
    • The material used for infilling should be non-combustible.
    • The existing floor finish, including the cement screed must be removed.
    • The total loading onto the existing floor should be at most 120kg per square metre.
    • The parapet or window sill height must be at least 1 metre from the finished floor level.
    • Use UPVC floor trap grating with a long collar.
    • Before laying new floor finishes, the pre-packed waterproofing screed must be used for the kitchen and open balcony. The waterproofing membrane (at least 150mm upturn) is only required around the sanitary stacks for an area with a 400mm radius.
    • The same pre-packed waterproofing screed and membrane must be utilised for the bathroom or toilet before laying new floor finishes. The membrane must be upturned (at least 150mm) from the finished floor level) against the walls, pipes, and kerbs.

BUILDING WORKS – Kitchen

Here are the guidelines for kitchen renovation (all works do not require permit):

Extending the kitchen into the service balcony or yard without removing the walls

• • • Do not tamper the services within the extended areas.
    • Do not install exhaust fans at the service balcony or yard.
    • For the sink support, install only one layer of 63mm-thick hollow block or 80mm-thick glass block.

Constructing a dapoh slab or cabinet with a cement mortar base

• • • You are not allowed to build a concrete shelf.
    • The total thickness of the cement mortar base and the tile finishes should not exceed 50mm.
    • As the flat owner, you are responsible for removing and reinstating fixtures.

Constructing vanity top

• • • You are not allowed to construct a concrete shelf.
    • The total thickness of the cement mortar base and the tile finishes should not exceed 50mm.
    • Construct only a single layer of the 63mm-thick hollow block to support the vanity top.
    • As the flat owner, you are responsible for removing and reinstating fixtures.

Installing clothes-drying hanger on the ceiling in the kitchen or service yard

• • • You must use power-driven nails with a diameter of 6mm and a maximum penetration depth of 40mm.

BUILDING WORKS – Door & Gate

The following are the guidelines for replacing the main door, internal door, or the front gate of your HDB flat:

Replacing the main entrance metal gates

• • • Permit is not required.
    • The number of panels, gate width, and swing must be similar to those provided by HDB. Note: The gate swing should not obstruct the pathway.
    • Units along the common corridor must allow at least 0.6 metres of clearance from the gate to the corridor parapet wall (when the gates open perpendicular to the wall).
    • Units near the staircase must have a minimum clearance equal to the staircase’s width, measured from the edge of the gate to the staircase’s railing.
    • Units at the end of the corner must not construct gates that come in contact with a neighbouring flat’s window.

Replacing the main entrance door or frame along fire escape routes

• • • The door or frame replacement must be fire-rated (half-hour) and have an accreditor’s label. The frame should have a self-closing device.
    • You must install a localised home smoke or fire alarm system within the unit.

Replacing door frames for prefabricated flats

• • • The reinforced concrete walls cannot be hacked or altered.
    • You must use a cutting torch or cutter to remove the existing door frame.
    • You must immediately apply a layer of waterproofing membrane to the affected area upon removing the door frames.
    • The new door frame must be within the initial door opening provided.

Repositioning internal door entrances

• • • The new entrance must not be created through reinforced concrete walls.

WATER & SANITARY PLUMBING, GAS WORKS

For water and sanitary works, you will have to engage a PUB-licensed plumber. Otherwise, you have to engage an EMA-licensed gas service worker for gas works. The nails, screws, and ramset to be used must have a maximum diameter of 6mm and a penetration depth of 40mm.

Sinks & wash basins

● Repositioning sink or wash basin
○ You must not alter the floor slab.

● Repositioning kitchen sink supported by 63mm-thick hollow walls with tile finish
○ The thickness of the dapoh slab, including the finishes, should not exceed 50mm.
○ You must not alter the floor slab.

Bath & shower

● Installing shower screen
○ You must not alter the floor slab.

● Installing long bath
○ You are not allowed to extend the toilet to accommodate the long bath.
○ You are not allowed to fill the void area below the long bath with cement mortar or other materials.
○ You are not allowed to alter the floor slab.
○ You must allow inspection openings for maintenance in the future.
○ You must provide weep holes.

● Installing shower tray
○ You are not allowed to fill the void area below the long bath with cement mortar or other materials.
○ You are not allowed to alter the floor slab.
○ You must provide weep holes.

● Installing spa pool
○ The pool must be ready-made; hence, the construction of a spa pool using hollow blocks or bricks is not allowed.
○ It must be only installed within the bathroom or toilet as instructed by HDB.
○ The overall weight of the pool, including the water, motor, and other accessories, has a maximum limit of 400kg.
○ Proper water drainage must be available for the spa pool.
○ You are not allowed to alter the floor slab.

Pipes

● Replacing existing PVC water pipe with copper or stainless steel pipe
○ You must comply with the Public Utilities Board’s (PUB) requirements.
○ Only a PUB-licensed plumber can install, fix, alter, replace, or remove any discharge pipe or stack, ventilating pipe or stack, or water pipes.

● Diverting sink waste pipe
○ The pipe must not be fixed in the floor slab, but it can be embedded within floor finishes.
○ You must comply with the Public Utilities Board’s (PUB) requirements.
○ Only a PUB-licensed plumber can install, fix, alter, replace, or remove any discharge pipe/stack or ventilating pipe/stacks.

● Enclosing or encasement of service ducts and piping (excluding gas pipe) using lightweight, non-combustible materials
○ You need to provide at least 600mm-by-600mm removable access opening for inspection and maintenance, as the tiny opening may not give way for the pipe replacement.
○ This enclosure or encasement will have to be removed at the owner’s expense when a total replacement of service ducts or piping is needed.

● Removing the surface-run water pipes
○ You must comply with the Public Utilities Board’s (PUB) requirements.
○ Only a PUB-licensed plumber must carry out such work.

● Removing a surface-run portion of concealed water pipes
○ You must comply with the Public Utilities Board’s (PUB) requirements.
○ Only a PUB-licensed plumber must carry out such work.
○ The pipes should be removed with compression fitting capping (at least 50mm long protruding from the wall).

Gas Works

● Enclosing or encasing gas riser pipe using lightweight, non-combustible materials
○ You must provide fully-ventilated removable access for inspection and maintenance of the gas riser pipe (width of 600mm and full height)
○ This enclosure or encasement will have to be removed at the owner’s expense when a total replacement of piping is needed.
○ You must not tamper with gas riser pipes, including riser branch pipe.
○ Gas pipes should not be embedded in the common partition walls and are not allowed in bedrooms.
○ Spaces with gas pipes are prohibited from being converted to bedrooms.
○ The City Energy Pte Ltd or a licensed gas service worker should only carry out gas pipe alteration works.

● Relocating gas metre
○ The City Energy Pte Ltd must carry out the relocation.
○ You also have to comply with the guidelines of the Singapore Civil Defence Force.

● Removing gas branch pipe
○ A portion of the gas pipe must protrude from the wall into the kitchen (100mm) and be maintained and covered with a cap when not in use.
○ Removal must be carried out by the City Energy Pte Ltd or a licensed gas service worker.

● Installing a gas water heater or gas oven
○ You must comply with the City Energy Pte Ltd’s requirements and engage the service of a licensed gas service worker.
○ HDB decides whether the outdoor installation is possible or not.

Schedule of Renovation

You will be residing with your neighbours for the next few years. Set your relationship right by being considerate of the noise and disruption your renovation project may cause. Compliance with the following rules reflects your social and ethical responsibility as a homeowner:

• • • General renovation works should be carried out between 9 am and 6 pm during weekdays and Saturdays.
    • Contrary, renovation is prohibited on Sundays and public holidays.
    • Noisy works like wall demolition, intensive drilling, or cutting of tiles are only allowed from 9 am to 5 pm on weekdays.
    • Contractors are allowed to use at most two HDB-approved handheld power tools or their equivalent for the demolition or removal of wall and floor finishes.
    • You have three (3) months to complete your renovation project upon the receipt of your permit.
    • You must inform at least two (2) neighbours of your renovation at least three (3) days before.

How Engaging An Interior Design Firm Can Save You Time, Money, & Effort

A good interior design firm will always approach your renovation project with three (3) considerations in mind: budget, style, and functionality. Your budget will affect the renovation options but do rest assured that our interior designers will work out the details with you, ensuring that the new space meets your lifestyle needs.