The Ultimate Checklist Before Starting Renovation Works in Singapore

The Ultimate Checklist Before Starting Renovation Works in Singapore

Renovating a home, especially a landed house in Singapore, requires detailed planning long before the contractor starts work.
Whether you're renovating a terrace in Serangoon North, updating a semi-D in Sunset Way, refreshing a townhouse in Upper Bukit Timah, or remodelling a shophouse unit in Joo Chiat, the steps you take before renovation determine whether your project goes smoothly.

This is the most complete pre-renovation checklist for Singapore homeowners, updated for 2026.
Use it to avoid delays, protect your budget, and ensure that your renovation meets regulatory and safety standards.

1. Assess the Current Condition of Your Home (Non-Negotiable)

Before planning any design, understand what you’re working with.

✔ Check the structure

Especially for older homes in:

• Opera Estate

• Frankel Estate

• Serangoon Gardens

• Kembangan / Jalan Senang

• Thomson Garden Estate

• Hillview Garden Estate

• Seletar Hills

Look for:

• cracks

• water damage

• termite signs

• sagging floors

• roof leakage

• structural corrosion

✔ Check plumbing

Older districts may have clay pipes and iron fittings.

✔ Check electrical

If the DB board is older than 20 years → upgrade.

Why this matters:
Your renovation plan must match the house’s physical reality.

2. Finalise Your Renovation Goals

Many homeowners skip this and end up changing their minds repeatedly, causing delays and extra cost.

Ask yourself:

• Is this upgrade meant for your own stay or resale?

• Do you need more storage?

• Is the kitchen too small?

• Are you adding rooms?

• Are elderly or children living here?

• Do you intend to create rental rooms?

Example by neighbourhood types:

• Serangoon Gardens: Families often need larger kitchens and dining areas.

• Pasir Ris landed: Larger land means more potential for outdoor enhancements.

• Jalan Chempaka / Upper Changi: Mature homes often need M&E upgrades.

• Springleaf / Lentor: Newer homes may only require interior refresh.

Clarity prevents scope creep later.

3. Set a Realistic Renovation Budget

Include a 10–20% contingency for landed homes.

Typical 2026 budgets:

• Light reno: $20,000–$60,000

• Moderate reno: $80,000–$200,000

• Major reno: $150,000–$350,000

Budget drains (often forgotten):

• rewiring

• re-plumbing

• waterproofing

• drainage fixes

• window replacement

• roof repairs

• neighbour protection works

• debris removal

Homes in older areas like Frankel, Thomson Ridge, Braddell Heights, and Pasir Panjang typically exceed initial budgets due to hidden issues.

4. Prepare Documentation & Approvals

Some renovations require submission to authorities.

✔ URA (Architectural approval)

Needed for:

• façade change

• windows repositioning

• roofing modifications

• extensions

✔ BCA (Structural approval)

Needed for:

• wall removal

• openings in slabs

• stairs modification

• mezzanine

• heavy structural carpentry

✔ PUB (Drainage & sewer)

Needed for:

• bathroom additions

• kitchen relocation

• extension that affects drainage

✔ SCDF

Needed for:

• commercial units

• certain staircase adjustments

This is especially important in heritage or sensitive zones like:

• Joo Chiat

• Mountbatten

• Hillview slope houses

• Pasir Panjang ridge

Failing to secure approval can cause stop-work orders and fines.

5. Choose the Right Contractor (Landed Specialists Only)

Contractors who mostly handle condos/HDB units may not have the expertise for landed homes.

Landed specialists understand:

• structural behaviour

• drainage systems

• roof waterproofing

• external façade work

• scaffold requirements

• neighbour protection regulations

Areas where landed expertise is crucial:

• Kembangan older terraces

• Thomson Ridge

• Frankel Estate

• Serangoon Gardens

• Upper Bukit Timah

• Hillview slopes

Do not choose based on price alone. Experience matters.

6. Review Your Floor Plan & Space Planning Feasibility

Before any hacking or carpentry is proposed, ensure that structural walls and load-bearing beams are identified.

Common space reconfigurations:

• enlarging living area

• opening kitchen

• removing old storerooms

• shifting bedroom doors

• widening master bedroom

Feasibility concerns:

• older terraces (Opera Estate, Jalan Senang) may have thin slab beams

• Serangoon Gardens semi-Ds have irregular columns

• Pasir Panjang slope houses may require careful load distribution

Get a PE’s input early for any major changes.

7. Decide Whether Renovation or A&A Is More Suitable

Some “renovations” end up exceeding renovation limits and fall into A&A territory.

Renovation is enough if:

• no structural changes

• no new floor area

• only interior finishes and layout rework

A&A is required if:

• adding bathrooms

• adding extensions

• building mezzanine

• adding attic space

• changing roofline

• enlarging rooms structurally

Neighbourhoods where houses often crossover into A&A:

• Frankel

• Serangoon Gardens

• Thomson Ridge

• Seletar Hills

• Sunset Way

• Jalan Chempaka Kuning

If unsure → check the internal links below.

8. Prepare a Detailed Renovation Scope List

A vague scope = endless disputes.

Must include:

• tiling

• carpentry

• plumbing

• electrical

• windows & doors

• roofing

• waterproofing

• painting

• ceiling works

• lighting layout

• AC system

• façade repainting

For commercial jobs:

• fire-rated partitions

• exhaust systems

• grease trap requirements

• mall compliance rules

The clearer your scope, the more accurate your quotation.

9. Get Transparent, Itemised Quotations

Avoid lump-sum quotations unless you fully trust the contractor.

Compare quotes with attention to:

• electrical point counts

• thickness of tiles

• carpentry materials

• waterproofing system brand

• window system type

• door hardware quality

• reinforcement for feature walls

Red flags:

• extremely low pricing

• vague scope lines

• material “TBC”

• unrealistic timelines

• demand for high deposits

These are common in renovation scams.

10. Check Material Durability & Suitability for Singapore Weather

Singapore’s climate is hot, humid, and rainy, especially in coastal or open areas.

Good material choices:

• aluminium frames (not mild steel)

• stone or porcelain tiles

• quartz countertops

• solid surfaces for heavy kitchen use

• anti-fungal paints

• water-resistant laminates

Estate-specific considerations:

• Siglap, Pasir Ris: corrosion risk → choose anti-rust materials

• Sunset Way: strong sun exposure → UV-resistant laminates

• Pasir Panjang slopes: heavy rain → better waterproofing

• Thomson Ridge: old soil settlement → flexible flooring choices

11. Finalise Your Renovation Timeline

Typical timeline (non-A&A):

• Light reno: 4–6 weeks

• Moderate reno: 8–12 weeks

• Major reno: 12–20+ weeks

Delays commonly occur due to:

• material lead time

• wet weather

• uncovering hidden structural issues

• tile supply shortages

• electrical rewiring complexity

Neighbourhood-related delays:

• Joo Chiat (narrow roads) → slower material transport

• Thomson Ridge (older walls) → extended hacking time

• Sunset Way (large houses) → more detailing work

12. Prepare Neighbours (Important in Landed Estates)

Noise and dust during renovation can be intense.

Inform neighbours early, especially in:

• terrace estates (Opera Estate, Serangoon North)

• narrow-road clusters (Jalan Senang, Joo Chiat)

• slope houses (Pasir Panjang)

A small gesture prevents unnecessary complaints.

13. Plan Your Temporary Living Arrangements

Depending on the size of renovation, you may need to move out.

Move out if:

• bathrooms are being hacked

• flooring is being redone

• roof repair is extensive

• the house is dusty and unsafe for children/elderly

House types where staying is typically hard:

• long terraces (Telok Kurau)

• older houses with major rewiring

• semi-Ds undergoing kitchen overhaul

• Pasir Panjang houses with structural waterproofing

Leaving the house accelerates renovation progress.

14. Confirm Warranty, Defects Policy & Post-Reno Support

A responsible contractor will provide warranties for:

• waterproofing

• plumbing

• electrical

• carpentry

• roofing

Old houses often reveal defects weeks after handover, so post-renovation support is crucial.

Useful Links

If your renovation may cross into structural works:
🔗 A&A Contractor Singapore

If you want to check the legal rules before renovating:
🔗 A&A Guidelines for Singapore Landed Homes, What BCA Allows & Doesn’t Allow

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

If the house is too old or inefficient for renovation alone:
🔗 Landed House Rebuild Contractor Singapore
🔗 Tear Down & Rebuild Singapore

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

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