How to Renovate an Old Landed House Safely

How to Renovate an Old Landed House Safely in Singapore

Renovating a mature landed home in Singapore is exciting, but also risky if not approached correctly. Many old terraces, semi-Ds, and bungalows built in the 1960s–1990s hide structural issues that only surface during renovation. Whether you’re updating a terrace in Opera Estate, modernising a semi-D in Serangoon Gardens, or improving a bungalow in Namly, safe renovation requires careful planning.

This guide explains how to renovate old landed houses safely, what to watch out for, and how to avoid costly mistakes that many new homeowners overlook.

1. Understand the Age & Construction Type of Your House

Older landed homes in Singapore fall into several construction categories, each with its own risks.

A. 1960s–1970s Homes

Found in areas such as:

• Opera Estate

• Frankel Estate

• Serangoon Gardens (older pockets)

• Jalan Chempaka / Upper Changi

• Thomson Garden Estate

• Eng Kong Park (older blocks)

Typical issues:

• ageing RC beams

• corroded rebar

• thin concrete slabs

• outdated plumbing

• clay sewer pipes

• low water pressure

• termite exposure in roof

B. 1980s–1990s Homes

Common in:

• Seletar Hills

• Sunset Way

• Pasir Ris landed cluster

• Sembawang Springs Estate

• Hougang Aster/Maple cluster

• Lentor private enclave

Typical issues:

• spalling concrete

• substandard waterproofing

• insufficient electrical load

• single-phase power

• weak roof tiles

• 
  

C. Early 2000s Homes

Found in:

• Springside

• newer Lentor units

• Westwood Park

• Pasir Ris newer landed pockets

• Jalan Dermawan / Victoryville

Typical issues:

• minimal structural issues

• wear-and-tear in plumbing

• aged waterproofing

• outdated carpentry

• 
  

Understanding your house’s era helps determine the safety steps required.

2. Conduct a Full Structural Assessment Before Any Renovation

This is non-negotiable.

What a PE (Professional Engineer) checks:

• condition of beams and columns

• structural cracks

• spalling concrete

• termite damage

• hollow-sounding slabs

• load-bearing walls

• stability of roof trusses

Why this matters:

In older estates like Frankel, Thomson Ridge, and Opera Estate, houses often have unseen structural deterioration that only experts can detect.

Dangerous signs:

• exposed rusty rebar

• sagging roof

• cracks near beam-column joints

• water damage on 2nd floor ceilings

• bending window frames

Attempting renovations without structural checks can lead to collapse or serious injury.

3. Check for Asbestos (Certain Older Homes)

Homes built before the 1980s may contain asbestos in:

• ceiling boards

• corrugated roofing

• old vinyl tiles

• pipe insulation

High-risk areas:

• older Serangoon Gardens houses

• pre-1975 Opera Estate terraces

• old Pasir Panjang houses

• Thomson Garden Estate

• Jalan Tua Kong older units

Removing asbestos requires a licensed specialist, not a normal contractor.

4. Inspect Roof Condition Thoroughly

The roof is one of the most problematic components in older houses.

Common issues:

• termite-damaged timber rafters

• water seepage through old tiles

• rusted gutters

• cracked flashing

Neighbourhood examples:

• Siglap / Frankel → coastal humidity speeds deterioration

• Pasir Panjang slopes → heavy rain impact

• Sunset Way → older semi-Ds with long roof spans

• Thomson Ridge → many still use 1970s roof structures

Safe renovation steps:

• replace damaged rafters

• install proper flashing

• use anti-rust aluminium gutters

• upgrade to concrete or metal roofing

5. Ensure Electrical System Meets Modern Safety Standards

Older landed houses often run on outdated or insufficient electrical loads.

Risks:

• short circuits

• overheating

• fire hazards

• flickering lights

• burnt DB board smell

Areas with high wiring risks:

• Opera Estate

• Frankel Estate

• older terraces in Serangoon North

• Jalan Senang belt (deep older terraces)

• Jalan Chempaka Kuning terraces

• Sembawang Springs (early 90s wiring)

Safe renovation steps:

• upgrade DB board

• full rewiring

• add sufficient power points

• install RCBO/RCD for safety

• plan lighting layout properly

Skipping electrical upgrades is one of the biggest safety mistakes.

6. Replace Old Plumbing & Sewer Lines

Older homes often use clay or steel pipes which corrode or leak.

Warning signs:

• low water pressure

• sewer smell from bathrooms

• water backflow

• constant choking

• dampness on lower walls

Older estates with known plumbing issues:

• Frankel

• Thomson Garden

• Pasir Ris older landed

• Jalan Chempaka / Upper Changi

• Opera Estate

Safe renovation steps:

• replace to uPVC

• re-route pipes for better flow

• waterproof all wet areas

• use proper floor gradients

Plumbing failures can damage your entire renovation.

7. Check for Termites (Especially Roof and Timber Structures)

Termite damage is extremely common in mature landed neighbourhoods.

High-risk areas:

• Seletar Hills

• Serangoon Gardens

• Siglap / Frankel

• Sunset Way

• Upper Thomson

• Pasir Panjang ridge houses

Inspect:

• roof trusses

• door frames

• skirting

• wooden flooring

• backyard areas

A termite inspection is essential before renovation, not after.

8. Strengthen Foundations & Columns if Needed

Some older landed homes were not designed for heavy modern renovations.

Potential issues:

• undersized columns

• corroded reinforcement

• low concrete strength

• uneven settlement

Common neighbourhood examples:

• Thomson Ridge (older foundations)

• Braddell Heights

• Siglap older terraces

• Serangoon Gardens

• Hillview slope houses

Safe remedy:

• add structural steel beams

• carbon fibre strengthening

• column jacketing

• underpinning for foundation

These must be endorsed by a PE and carried out by experienced contractors.

9. Understand URA/BCA Rules for Renovating Old Homes

Older homes often require additional compliance.

Key rules:

• no illegal extension

• setback requirements

• envelope control limits

• attic shape restrictions

• staircase safety

• fire safety paths

• window size/height compliance

Sensitive zones:

• Joo Chiat

• Mountbatten

• Pasir Panjang slopes

• conservation-adjacent streets

Even internal works can require submissions if structural.

10. Ensure Proper Neighbour Protection Works (NPW)

Mandatory for terraces and many semi-Ds.

NPW includes:

• monitoring cracks on neighbour’s walls

• vibration meters

• protective hoarding

• site safety

• waterproof barriers

Essential in:

• Opera Estate

• Serangoon North

• Hougang landed pockets

• Jalan Chempaka

• Bedok South landed belt

This prevents disputes and protects your property legally.

11. Plan Drainage Improvements (Often the Hidden Danger)

Older landed estates have outdated drainage systems.

Flood-prone zones:

• Pasir Ris

• Sunset Way

• Upper Bukit Timah

• Pasir Panjang

• Opera Estate (historical heavy rainfall incidents)

Safe steps:

• improve internal drainage

• re-slope outdoor areas

• upgrade drain channels

• waterproof all outdoor floors

Poor drainage can cause long-term structural damage.

12. Add Safety to Staircase & Wet Area Design

Many older houses have steep, narrow, or slippery staircases.

Renovation upgrades:

• non-slip tiles

• glass or steel railings

• wider treads

• better lighting

• anti-slip edges

Wet areas:

• toilets

• kitchens

• balconies

• backyard wash areas

Safety-focused homes appeal strongly to multi-gen families.

13. Make Sure Your Contractor Has Landed Experience

Not all renovation contractors understand landed work.
Some specialise only in condos or HDB, which is very different.

Landed contractors must know:

• structural safety

• ground settlement

• roof construction

• drainage

• boundary wall regulations

• neighbour protection

• scaffold safety

Especially for older districts like Frankel, Serangoon Gardens, Thomson Ridge, and Opera Estate.

14. Renovate in the Correct Sequence (Critical for Safety)

Proper order:

1. Structural strengthening

2. Plumbing & electrical replacement

3. Waterproofing

4. Tiling

5. Carpentry

6. Windows & doors

7. Painting

8. Final fixtures

9. Safety inspection

Doing things out of order leads to defects and unsafe conditions.

Useful Links

For structural renovation support:
🔗 A&A Contractor Singapore

If major issues are discovered and A&A becomes necessary:
🔗 A&A Guidelines for Singapore Landed Homes, What BCA Allows & Doesn’t Allow

For cost estimation before renovating an old house:
🔗 2026 Renovation Cost Guide for Singapore Landed & Commercial Spaces

If the house is too old for renovation and rebuild becomes more viable:
🔗 Landed House Rebuild Contractor Singapore
🔗 Tear Down & Rebuild Singapore

To prepare for renovation:
🔗 The Ultimate Checklist Before Starting Renovation Works in Singapore

To avoid unreliable service providers:
🔗 How to Avoid Common Renovation Scams in Singapore