How to Avoid Common Renovation Scams in Singapore

How to Avoid Common Renovation Scams in Singapore (Guide for Landed & Commercial Owners)

Renovation scams have become more sophisticated in recent years, and both homeowners and business owners are vulnerable, especially those renovating landed houses or commercial units where project values are higher.

Whether you're upgrading a terrace in Serangoon North, modernising a semi-D in Sunset Way, or fitting out a new commercial space in Upper Thomson, this guide will help you identify red flags, avoid common traps, and protect your renovation budget.

This is the most comprehensive anti-scam guide tailored for Singapore’s renovation landscape in 2026.

1. The Most Common Renovation Scams in Singapore (2026)

A. The “Too-Good-To-Be-True” Low Quote

Scammers lure homeowners with extremely low prices, then demand more money later.

Typical targets:

• first-time landed homeowners

• condo upgraders moving to older houses in Serangoon Gardens or Kembangan

• new business owners rushing to open a retail/F&B unit

Usually happens in:

• older terraces in Opera Estate, Kembangan, Serangoon North

• commercial shophouses in Joo Chiat, Geylang, Little India

Low pricing almost always equals low reliability.

B. Disappearing Contractors

Contractor collects a large deposit → disappears before work begins.

Industry red flag:

Any deposit above 20–30% is suspicious.

C. Renovators Changing Company Names Frequently

Some scam contractors operate under multiple names to avoid complaints.

Watch out if:

• their ACRA record shows multiple recently dissolved companies

• Google reviews look suspiciously repetitive

• their address is a virtual office

D. Materials Bait-and-Switch

Contractor promises premium materials but uses cheaper options.

Commonly substituted items:

• tile quality

• carpentry plywood

• window systems

• waterproofing materials

This is extremely common in landed estates where homeowners cannot track every detail.

E. Charging for Variations Not Approved by You

Also known as “V.O. traps”.

Scammers quote low initially → then inflate variation orders for every minor change.

F. Fake “Urgent Repairs” During Renovation

Contractor claims structural dangers or electrical hazards to force unexpected payment.

In older estates like Frankel, Thomson Ridge, Serangoon Gardens, some genuine issues can exist, but scammers exploit this fear.

Always request:

• photos

• engineer’s assessment

• written explanation

G. Commercial Unit Scams

Common in newly rented units at:

• Upper Thomson

• Jalan Besar

• Tanjong Pagar shophouses

Typical scams include:

• overcharging for fire-rated doors

• inflating exhaust system costs

• hidden mall compliance fees

2. Warning Signs Your Contractor May Be Unreliable

✔ Extremely Low Quotation

If a quote is 30–40% lower than market price → be careful.

✔ Pressure Tactics

“Promotion ends today.”
“We need to secure materials now.”
“Pay 50% deposit,” etc.

✔ No Registered Business Address

Or using a virtual office address.

✔ Poor or Fake Online Reviews

If all reviews are posted in the same month → suspicious.

✔ Unwilling to Provide Itemised Quotation

Scammers hide vague scope lines like “kitchen works – $8,000”.

✔ Not Specialised in Landed Renovation

Landed houses require structural knowledge.
Scammers avoid these details.

✔ Requesting Cash Payments

Almost always a red flag.

✔ Refusing to Sign a Contract

“I trust you, you trust me” = danger.

3. How to Protect Yourself Before Renovation Begins

This section is the core of the guide.

A. Verify Contractor’s Legitimacy

Check:

• ACRA business registration

• track record (minimum 5 years preferred)

• company history of past names

• any liquidation records

• any legal cases reported online

Look for established work in areas like:

• Serangoon Gardens

• Kew Drive / Bedok South

• Sunset Way

• Upper Thomson

• Seletar Hills

• Pasir Panjang estates

These neighbourhoods often engage reputable landed contractors.

B. Request 3–5 Comparable Quotations

Not for choosing the cheapest, but to understand:

• correct pricing

• scope differences

• omissions

• unrealistic promises

Landed-specific pricing clarity is important for:

• roofing

• waterproofing

• drainage work

• window replacement

• electrical rewiring

Homes in older estates (Frankel, Thomson Ridge, Opera Estate) often require more rework, ensure quotes reflect that.

C. Ensure All Quotations Are Itemised

A safe quote should include:

• cost per carpentry item

• tiling per room

• water points count

• lighting points count

• window type, size & thickness

• waterproofing method

• demolition quantity

• painting area in sqft

Vague descriptions = red flags.

D. Sign a Clear, Legally-Binding Renovation Contract

Your contract must include:

• full scope

• timeline

• payment schedule

• workmanship warranty

• material brand names

• penalty clause for delays

• dispute resolution clause

This protects you in case the contractor fails to deliver.

E. Avoid Large Upfront Deposits

Safe deposit range = 10–20%.

Never pay 50% upfront.
Never pay before approval is granted.

F. Ask for Proof of Previous Projects

Look for actual photos and addresses (where privacy permits).

Common reliable landed neighbourhoods to reference:

• Serangoon Gardens

• Opal Crescent / Wolskel Road landed belt

• Lentor private enclave

• Sunset Way / Eng Kong Park

• Upper Thomson

• Bedok South / East View Garden

These areas have extensive renovation activity.

4. How to Stay Safe During Renovation

Once work begins, certain scams or shortcuts may still appear.

A. Conduct Regular Site Checks

Especially important for landed houses.

Check:

• tile quality

• carpentry internals

• waterproofing membrane

• cement screeding

• electrical wiring gauge

• drainage slope

• window aluminium thickness

Neighbourhood caution:

In long terraces like Telok Kurau and Pasir Ris landed, homeowners often can’t check the back-of-house due to deep plots, scammers exploit this.

B. Document Everything (Photos + Videos)

Before hacking, take photos of:

• walls

• floors

• bathroom condition

• ceiling

• cracks

• piping layout

This protects you during disputes.

C. Ensure You Approve Variation Orders in Writing

Never agree verbally.

Beware of:

• inflated VO pricing

• unnecessary works

• urgent claims without proof

Always ask:

• “Is this structural?”

• “Can you show me the problem?”

• “Is a PE endorsement needed?”

D. Track Payment Against Progress

Payment should follow milestones, such as:

• demolition completed

• tiling done

• carpentry installation

• painting

• final touch-up

Avoid paying faster than actual progress.

E. Check Waterproofing Thoroughly

The number one failure in renovation.

Especially important in:

• bathrooms

• balconies

• roof terraces

• car porch with open sides

• Pasir Panjang slope homes (heavy rain exposure)

• Siglap / Frankel (coastal weather)

Do not allow tiling to begin before waterproofing is tested.

F. Confirm Material Authenticity

Check item labels during delivery:

• tile boxes

• cement bags

• waterproofing drums

• glass thickness

• carpentry plywood (solid vs hollow)

Scammers often swap materials after quoting premium brands.

5. Post-Renovation Anti-Scam Measures

Even after works finish, scammers may avoid responsibility for defects.

A. Inspect for the Most Common Defects

• hollow tiles

• uneven grout

• leaking shower

• ponding on balcony

• misaligned carpentry

• peeling laminate

• cracked windows

• electrical shorting

Older houses in Frankel, Serangoon Gardens, Kembangan, or Pasir Ris often reveal issues weeks later, so document carefully.

B. Ensure You Have a Workmanship Warranty

Typical warranties:

• waterproofing: 1–2 years

• carpentry: 1 year

• electrical: 6–12 months

• painting: 1 year

A scam contractor usually avoids warranty terms.

C. Do Not Clear Final Payment Until Satisfied

Final payment should only be made after:

• all defects are rectified

• final cleaning is done

• all plumbing and electrical checks pass

• materials match your contract

Once paid, recourse becomes harder.

Useful Links

For safe, structured renovation handled by professionals:
🔗 A&A Contractor Singapore

If structural risks are found during renovation:
🔗 How to Renovate an Old Landed House Safely

If renovation becomes too large and a rebuild is more suitable:
🔗 Landed House Rebuild Contractor Singapore
🔗 Tear Down & Rebuild Singapore

For understanding the correct preparation steps before renovation:
🔗 The Ultimate Checklist Before Starting Renovation Works in Singapore

To estimate renovation cost accurately:
🔗 2026 Renovation Cost Guide for Singapore Landed & Commercial Spaces

To choose safe and durable materials:
🔗 How to Choose the Right Materials for Singapore’s Weather