Answer
Condo Renovation Rules in Singapore
MCST approval, working hours, banned works, and what the deposit covers. Everything before you swing the hammer.
Answer: Condo renovations require MCST approval before any work starts. Permitted hours: Mon–Fri 9am–5pm, Sat 9am–1pm, no Sundays/PHs. You'll pay a refundable deposit of $5,000–$10,000. Banned works: structural walls, facade changes, balcony enclosure, drainage stack modification. Typical timeline: 8–12 weeks (budget 3 months with buffer). Costs: $60K–$150K for a 3-bedroom condo. Waterproofing needs a 48-hour ponding test. Violating hours or rules can mean $200–$500 fines and deposit forfeiture.
Typical Renovation Timeline
8–12 weeks for a full renovation (3-bedroom condo)
| Phase | Duration | What Happens |
|---|---|---|
| MCST approval | 1–2 wks | Submit plans, pay deposit, get approval |
| Hacking & demolition | 1–2 wks | Remove old tiles, walls, fittings (noisiest phase) |
| Masonry & wet works | 2–3 wks | New walls, plastering, screeding |
| Waterproofing | 1 wk | Membrane application + 48-hr ponding test |
| Tiling | 1–2 wks | Floor and wall tiles, grouting |
| Carpentry & built-ins | 2–3 wks | Kitchen cabinets, wardrobes, shoe cabinet |
| Painting | 1 wk | 2–3 coats, ceiling and walls |
| Fixtures & cleanup | 1 wk | Lights, taps, aircon, final cleaning, defect walk |
| Total | 8–12 wks | Add 2–4 weeks buffer for delays |
Permitted Working Hours
| Day | General Works | Noisy Works |
|---|---|---|
| Monday – Friday | 9:00am – 5:00pm | 9:00am – 5:00pm |
| Saturday | 9:00am – 1:00pm | Not allowed* |
| Sunday & PH | Not allowed | Not allowed |
*Some condos allow noisy works on Saturday mornings. Check your MCST by-laws. “Noisy works” includes hacking, drilling, hammering, and use of power tools.
Renovation Cost Breakdown (3-Bed Condo)
| Category | Budget Range | % of Total |
|---|---|---|
| Hacking & masonry | $5K–$12K | 8–10% |
| Carpentry (kitchen, wardrobes) | $20K–$45K | 30–35% |
| Tiling & flooring | $8K–$18K | 12–15% |
| Plumbing & sanitary | $4K–$10K | 6–8% |
| Electrical & lighting | $3K–$8K | 5–7% |
| Painting | $2K–$5K | 3–5% |
| Aircon (3–4 units) | $4K–$8K | 5–7% |
| Glass & mirrors | $2K–$5K | 3–5% |
| Waterproofing | $2K–$4K | 3–4% |
| MCST deposit + admin | $5K–$10K | (refundable) |
| Total | $60K–$150K | 100% |
Carpentry is the single biggest cost driver. Custom imported materials can push the total past $150K. ID fees ($5K–$15K) not included.
Banned & Restricted Works
Absolutely banned
- Hacking structural walls, columns, or beams
- Modifying external facade (windows, grilles, balcony railings)
- Permanently enclosing balconies or private enclosed spaces (PES)
- Modifying or rerouting the main drainage stack
- Works affecting fire safety systems or escape routes
- Installing items exceeding floor load capacity (150–200 kg/sqm)
Needs PE (Professional Engineer) approval
- Removing non-structural partition walls
- Extending plumbing to new wet areas (e.g., adding a wet kitchen in the yard)
- Installing heavy items like bathtubs (>200 kg when filled)
- Raising or lowering floor levels by more than 50mm
Budget for renovation before you buy
Don't forget to factor in $60K–$150K renovation costs when calculating your total condo budget.
FAQ
What renovations need MCST approval?
Almost everything except painting and furniture. You need MCST approval for: hacking/demolition of any walls (even non-structural), tiling and flooring changes, kitchen and bathroom renovations, installation of aircon ledge works, carpentry that involves drilling into walls or ceiling, electrical rewiring, and any works that produce noise or debris. You must submit renovation plans, contractor details, and a deposit ($5,000-$10,000 depending on your condo) before works begin. Approval typically takes 5-10 working days. Some condos have an online portal; others require physical forms.
What are the permitted renovation hours for condos?
Standard permitted hours are: Monday to Friday 9am-5pm, Saturday 9am-1pm. No work on Sundays and public holidays. Some condos extend to 6pm on weekdays. Noisy works (hacking, drilling, hammering) are usually further restricted — many condos only allow hacking from 9am-12pm or limit it to weekdays only. Deliveries of materials may be permitted outside these hours with MCST approval. Check your specific condo's by-laws — some newer condos have stricter hours (e.g., no Saturday work at all). Violating hours can result in fines of $200-$500 per incident and deposit forfeiture.
What renovation works are banned in condos?
You cannot: (1) hack or modify structural walls, columns, or beams — these hold up the building; (2) change the external facade, including window frames, grilles, or balcony railings without approval; (3) enclose balconies or PES (private enclosed space) permanently; (4) modify common areas including corridors, lift lobbies, or fire escape routes; (5) install heavy items exceeding floor load capacity (typically 150-200 kg/sqm for residential); (6) re-route or modify the main drainage stack; (7) extend plumbing beyond the original wet areas without PE (Professional Engineer) certification. Attempting banned works can result in mandatory reinstatement at your cost ($10K-$50K+) and potential legal action.
How much is the condo renovation deposit?
Most condos charge $5,000-$10,000 as a refundable renovation deposit. Luxury condos may charge up to $15,000-$20,000. The deposit covers potential damage to common areas (lifts, corridors, lobbies) during renovation. It's refunded after MCST inspects and confirms no damage, typically 2-4 weeks after renovation completion. Additional costs: renovation card for contractor access ($50-$100), after-hours delivery fee ($100-$200), and lift padding ($100-$300). Some condos also charge a non-refundable admin fee of $200-$500.
What is the difference between wet and dry works?
Wet works involve water, cement, or adhesives: tiling, plastering, waterproofing, screeding, and concrete hacking. These are messy, generate dust and debris, and usually need MCST inspection at key stages (especially bathroom waterproofing). A waterproofing warranty of 10 years is typical. Dry works are cleaner: carpentry, painting, electrical, aircon installation, glass works, and furniture assembly. Dry works are faster and cause less disruption. Typical renovation sequence: hacking (1-2 weeks) → wet works like masonry and tiling (3-4 weeks) → waterproofing test (48-hour ponding test) → dry works like carpentry and painting (3-4 weeks) → cleaning and touch-up (1 week).
How long does a condo renovation take?
A typical full condo renovation takes 8-12 weeks. Breakdown: MCST approval (1-2 weeks), hacking and demolition (1-2 weeks), masonry and wet works (2-3 weeks), waterproofing and ponding test (1 week), tiling (1-2 weeks), carpentry and built-ins (2-3 weeks), painting (1 week), electrical and plumbing fixtures (3-5 days), cleaning and defect check (3-5 days). Common delays: MCST approval rejections (add 1-2 weeks), custom carpentry from Malaysia (add 2-4 weeks), tile or material shortages (add 1-2 weeks), waterproofing test failure requiring redo (add 1 week). Budget for 3 months total including buffer. Renovation costs typically run $60,000-$150,000 for a 3-bedroom condo.
Related
- Condo Renovation Cost — $30K–$80K typical
- Renovation Budget HDB & Condo
- Condo MCST Rules — AGM, by-laws, voting
- New Condo Defect Inspection — check before you renovate
- HDB Renovation Guidelines 2026
Last updated Feb 2026. Renovation hours and deposit amounts vary by MCST. Cost estimates based on typical 3-bedroom condo (900–1,200 sqft). Always check your specific condo's by-laws before starting renovation. This is general information, not professional advice.