BCA Requirements for Commercial Renovation Singapore
Complete 2026 guide to Building and Construction Authority (BCA) requirements, permits, and compliance for commercial renovation projects in Singapore.
BCA Approval Process
Step 1
Submit Plans
Architectural drawings
Step 2
BCA Review
2-4 weeks processing
Step 3
Approval
Written permit issued
Step 4
Commence
Start construction
When BCA Approval is Required
Approval Required
- • Structural modifications or additions
- • Change of use (e.g., office to restaurant)
- • New or modified fire exits
- • Installing/removing load-bearing walls
- • Mechanical ventilation systems changes
- • Toilet/washroom modifications
- • External facade alterations
- • Mezzanine floor additions
No Approval Needed
- • Interior painting and wallpaper
- • Floor finishes (carpet, tiles, vinyl)
- • Ceiling finishes (non-structural)
- • Lighting fixtures replacement
- • Furniture and built-in cabinets
- • Non-structural partitions
- • Signage (subject to other authorities)
- • Equipment installation (non-structural)
BCA Submission Requirements
Required Documents & Drawings
Architectural Drawings
- • Site plan (1:500 or 1:1000)
- • Floor plans (existing & proposed)
- • Elevation drawings
- • Cross-sections
- • Detailed drawings for modifications
Supporting Documents
- • Form A (Building Plan Application)
- • Calculation sheets (if applicable)
- • Fire safety provisions
- • Accessibility compliance statement
- • Structural engineer reports
Professional Requirements
Qualified Person (QP)
Licensed architect or engineer to oversee and certify the project.
Builder
BCA-licensed contractor to execute the works.
Specialist Engineers
For MEP systems, structural modifications as required.
Key BCA Regulations for Commercial Renovation
Fire Safety Requirements
Fire Compartmentation
- • Fire-rated walls and doors
- • Fire stopping of penetrations
- • Smoke barriers in large spaces
- • Fire dampers in ductwork
Means of Escape
- • Exit width calculations
- • Emergency lighting
- • Exit signage compliance
- • Travel distance limits
Accessibility Requirements
Universal Design
- • Accessible entrances and routes
- • Door widths and opening force
- • Level landings at doorways
- • Accessible parking provisions
Facilities Provision
- • Accessible toilet facilities
- • Counter height requirements
- • Tactile warning systems
- • Visual and audible aids
Structural Requirements
Load Bearing Elements
- • Structural calculations required
- • Professional engineer certification
- • Foundation impact assessment
- • Temporary works approval
Building Envelope
- • Window and door modifications
- • Waterproofing requirements
- • Thermal performance standards
- • Wind load considerations
MEP Systems Requirements
Electrical Systems
- • Electrical load calculations
- • Emergency power provisions
- • Lightning protection systems
- • Electrical safety compliance
HVAC & Plumbing
- • Ventilation requirements
- • Water supply and drainage
- • Sanitary fixtures compliance
- • Energy efficiency standards
BCA Approval Timeline & Process
Typical Approval Timeline
Week 1: Submission
Complete application with all required documents
Week 1-2: Initial Review
BCA preliminary checks and documentation review
Week 2-4: Technical Review
Detailed technical assessment by BCA departments
Week 4-5: Approval/Amendments
Written permit issued or requests for amendments
Factors Affecting Timeline
- • Complexity: Simple projects 2-3 weeks, complex 4-6 weeks
- • Completeness: Complete submissions process faster
- • Amendments: Revisions add 1-2 weeks per cycle
- • Peak periods: Longer processing during busy seasons
Common Delay Reasons
- • Incomplete drawings: Missing details or dimensions
- • Non-compliance: Code violations requiring redesign
- • Missing calculations: Structural or MEP calculations
- • Professional signatures: QP endorsements missing
BCA Approval Fees
Fee Structure
| Application Type | Base Fee | Additional Charges |
|---|---|---|
| Minor A&A Works | S$200 | +S$0.50/sqm floor area |
| Major A&A Works | S$400 | +S$1.00/sqm floor area |
| Change of Use | S$300 | +S$0.75/sqm floor area |
| Structural Modifications | S$500 | +S$1.50/sqm affected area |
| Amendment Submissions | S$100 | Per submission |
*Fees are subject to change. Check BCA website for latest rates.
Ensuring BCA Compliance
Best Practices for Approval
Early Consultation
Consult BCA or qualified professionals before finalizing designs.
Complete Documentation
Ensure all drawings and documents are complete and accurate.
Code Compliance
Review Building Control Regulations and relevant codes.
Professional Engagement
Work with experienced QPs and BCA-registered contractors.
Common Compliance Issues
Fire Safety Oversights
Inadequate fire compartmentation or exit provisions.
Accessibility Gaps
Missing universal design features or barrier-free access.
Structural Concerns
Unauthorized removal of load-bearing elements.
MEP Non-compliance
Inadequate ventilation or electrical safety provisions.
Need Help with BCA Requirements?
Connect with BCA-registered contractors who understand compliance requirements
BCA Requirements FAQs
Do I need BCA approval for office partition installation?
It depends on the partition type. Non-load bearing partitions that don't affect fire compartmentation typically don't require approval. However, if partitions affect fire exits, ventilation, or are structural, BCA approval is required.
How long does BCA approval take for commercial renovation?
Simple alterations typically take 2-4 weeks for approval. Complex projects involving structural changes or change of use may take 4-6 weeks. Incomplete submissions or non-compliance issues can extend the timeline.
What happens if I renovate without BCA approval?
Unauthorized works may result in stop-work orders, fines, and requirements to demolish non-compliant works. It's always best to check requirements and obtain proper approvals before starting any renovation.
Can I start renovation while waiting for BCA approval?
No, construction cannot commence until written approval is received from BCA. However, you can proceed with non-structural works like painting and furniture installation that don't require approval.
Who can submit BCA applications?
Only Qualified Persons (QPs) - licensed architects or engineers - can submit building plan applications to BCA. Property owners cannot submit applications directly.