2026 HDB Renovation Rules & Regulations: Complete Homeowner Guide
Everything you need to know before starting your HDB renovation. Permits, restricted hours, structural rules, contractor requirements, and how to avoid costly penalties.
What are the main HDB renovation rules in 2026?
Use a contractor from HDB's Directory of Renovation Contractors and get an HDB permit before works that need one; breaking these rules is an offence with a fine of up to $5,000, and HDB can order unauthorised works removed (Renovation Control Rules). General works are allowed Monday to Saturday, 9am–6pm, noisy works only Monday to Friday, 9am–5pm, and approved works must finish within 3 months (new blocks) or 1 month (existing blocks) (HDB). Electrical work must be done by an EMA Licensed Electrical Worker (EMA).
By the ContractorSG editorial team · Last reviewed: · ContractorSG editorial team · Sources
What must I do, and not do?
Must Do
- Get renovation permit before work starts
- Use a contractor from HDB's Directory of Renovation Contractors
- General works Mon-Sat 9am-6pm; noisy works Mon-Fri 9am-5pm
- Finish within 3 months (new flats) or 1 month (existing flats) of approval
- Re-waterproof wet areas when finishes are replaced
Must NOT Do
- Hack structural walls, beams, or columns
- Work on Sundays or public holidays
- Modify common areas or corridors
- Do electrical work without LEW
- Alter the household shelter
In This Guide
1. Which works need an HDB renovation permit?
As the flat owner, you are responsible for obtaining all HDB renovation permits your works need before they begin. You can authorise your contractor — who must be listed in HDB's Directory of Renovation Contractors — to submit the application online on your behalf (MyNiceHome/HDB).
Examples of Works Requiring an HDB Permit
- Walls — Hacking down, altering or building walls (plans must be submitted with the application)
- Floor finishes — Removing existing floor finishes and replacing them, or raising floor levels in the kitchen, balcony, bathroom or toilet
- Toilets — Changing wall/floor finishes or extending a toilet (new BTO flats must wait 3 years before removing toilet finishes)
- Doors — Changing the location of doors, or replacing a main door that faces a staircase or lift lobby (must be half-hour fire-rated with a door closer)
- Air-con — A permit may be needed if your flat is not equipped for higher electrical loads (mainly flats built before 1 Jan 1994 without MUP/HIP)
- Other works — Check HDB's renovation guidelines for electrical, plumbing, gas, window and false-ceiling rules
Usually No HDB Permit Needed (check HDB's guidelines)
- Painting walls and ceilings (same colour or different)
- Glass shower screens (HDB says no approval is needed, but don't tamper with the floor slab)
- Installing curtains, blinds, or roller shades
- Overlaying existing toilet tiles instead of hacking them
- Installing freestanding furniture and shelving
- Replacing door hardware (handles, locks)
Permit Application Process
| Step | Action | Timeline |
|---|---|---|
| 1 | Engage a contractor from HDB's DRC | Before application |
| 2 | You (or your authorised contractor) apply online, with layout plans for wall or fitting changes | Before works start |
| 3 | HDB sends you an SMS when it receives the application | On submission |
| 4 | Permit granted — view details with HDB's “Check Renovation Permit” e-service | Processing time varies |
| 5 | Let your neighbours know about the works | Before work starts |
| 6 | Renovation work begins | After permit approval |
Tip: Even if your contractor applies, the permit is your responsibility. Confirm it has been granted (HDB's “Check Renovation Permit” e-service) before any permit-required work starts.
2. What are the permitted renovation hours?
HDB sets renovation hours to minimise disruption to neighbours (MyNiceHome/HDB):
| Type of Work | Monday - Friday | Saturday | Sunday / PH |
|---|---|---|---|
| Noisy works (e.g. demolishing walls, removing wall/floor finishes) | 9 AM - 5 PM | Not allowed | Not allowed |
| General works (e.g. plastering, laying floor screed) | 9 AM - 6 PM | 9 AM - 6 PM | Not allowed |
Important: Noisy works are also not allowed on the eves of New Year's Day, Chinese New Year, Deepavali, Hari Raya Puasa and Christmas Day. Only 2 HDB-approved handheld power tools may be used at a time, and demolishing walls or removing finishes must not take more than 3 consecutive days (HDB). If you're unsure whether a task counts as noisy (e.g. heavy drilling or tile cutting), schedule it for a weekday between 9am and 5pm.
Neighbour Notification
HDB asks you or your contractor to give neighbours within a radius of 2 units written notice at least 5 days before renovation starts, and to display the Notice of Renovation outside your flat throughout the works (HDB). This also applies to works that don't need a permit.
Enforcement: You are responsible for making sure your contractor follows HDB's guidelines, including permitted hours. Breaches can lead to enforcement action by HDB — check HDB's current guidelines for penalties.
3. Which walls and structures can I change?
Understanding structural vs non-structural elements is critical. Modifying structural elements compromises building safety and is a serious offence.
CAN Be Modified
- Non-structural partition walls — Can be hacked or relocated
- Non-structural internal walls — Between living room and bedroom (most flats)
- Kitchen wall — Can convert to open concept (if non-structural)
- Bedroom walls — Can combine rooms by removing partition
- Floor tiles — Can hack and replace
- Ceiling finishes — Can add false ceiling
CANNOT Be Modified
- Structural walls — Load-bearing walls around wet core
- Beams and columns — All beams and columns are structural
- Floor slabs — Cannot cut or core through
- Boundary walls — Shared with neighbours
- Corridor walls — External-facing walls
- Bomb shelter walls — Household shelter cannot be modified
How to Identify Structural Walls
| Method | How It Works | Reliability |
|---|---|---|
| HDB floor plan | Your flat's layout plan from HDB — ask your contractor to check which walls can be removed | Most reliable |
| Wall thickness test | Thicker walls are more likely to be structural, but thickness alone is not proof | Moderate |
| Knock test | Structural walls sound solid; partition walls sound hollow | Unreliable |
| Professional Engineer | HDB's permit process decides what may be removed. Demolishing non-load-bearing reinforced-concrete elements must be supervised by a PE (Civil/Structural); hollow-block/brick partitions need HDB approval but HDB doesn't list a PE requirement for them (HDB) | Authoritative |
Heavy Loads
HDB disallows overloading the floor slab with more than 150kg per square metre of floor area, and limits floor finishes plus screed to 50mm thick (HDB)(HDB building works). Topping up wet-area floors with lightweight screed needs a permit and must not add more than 120kg/m². Fish tanks are capped at 600kg per room. Ask your contractor before installing very heavy items such as:
- • Raised platforms — Heavy masonry platforms add load; lightweight carpentry is gentler on the slab
- • Heavy stone countertops — Natural marble or granite are significantly heavier than quartz
- • Fish tanks / water features — Water weighs 1 kg per litre; a 200L tank = 200 kg
- • Library walls — Fully loaded floor-to-ceiling bookshelves are heavy
Household Shelter (Bomb Shelter) Rules
The household shelter is a protected structure. You are not allowed to:
- Hack, drill into, or modify shelter walls, ceiling, or floor
- Remove or modify the shelter door
- Block the ventilation openings
- You CAN use it as a storeroom, study, or server room — as long as it can be cleared quickly
4. What contractors and licences do I need?
Different types of work need different licences. Using unlicensed workers puts you at risk of enforcement action and unsafe workmanship.
| Work Type | Required License | Issued By | How to Verify |
|---|---|---|---|
| General renovation | Directory of Renovation Contractors (DRC) | HDB | DRC list (data.gov.sg) |
| Electrical work | Licensed Electrical Worker (LEW) | EMA | EMA |
| Plumbing (sanitary) | Licensed Plumber | PUB | PUB search |
| Windows | BCA-approved window contractor | BCA / HDB | HDB's contractor e-service |
| Gas work | Licensed gas service worker | EMA | Check with your gas retailer / EMA |
Deposits and Payments
HDB doesn't set deposit rules, but CaseTrust-accredited renovation businesses must cap the initial deposit at 20% of the total cost and protect it with a performance bond (CaseTrust). A sensible approach:
- • Initial deposit: No more than 20% of the total contract value
- • Progress payments: Tied to milestones (e.g., after hacking, after tiling, after carpentry)
- • Final payment: Keep a final portion until all defects are rectified
- • Never pay most of the contract upfront — a classic warning sign
Verify before you sign: Use our HDB Contractor Verification Checklist and License Verification Guide to protect yourself from scams.
5. What electrical and plumbing rules apply?
Electrical Rules
All electrical work must be done by an LEW
EMA requires electrical works such as rewiring, alteration, repair or replacement of the installation to be done by an LEW (EMA)
Check your flat's electrical loading
Flats with a 30A main switch need an HDB permit for new 15A power points or 20A air-con isolators; flats with a 40A main switch, or upgraded under MUP/HIP, don't. Extra lighting/power points and rewiring need no permit, but new wiring must be tested by SP Services, and power points are not allowed inside bathrooms (an SS 638 wet area) (HDB)
Residual current protection
Ask your LEW to check your distribution board has a working RCCB and test it regularly
Household shelter
Don't hack or drill into the shelter's walls, ceiling or floor; check HDB/SCDF rules before any wiring there
Plumbing Rules
Licensed Plumber for sanitary works
PUB requires regulated water-service and sanitary plumbing works to be done by a Licensed Plumber (PUB)
Common pipes are not yours to move
Soil stacks and other common pipes serve the whole block — don't relocate or tamper with them
Water heater installation rules
Have water heaters installed by qualified workers (LEW for the electrical connection) following the manufacturer's instructions
For more on electrical safety, see our HDB Electrical Emergency Guide.
6. What are the wet area and waterproofing rules?
Wet areas (bathrooms and kitchen) have additional requirements to prevent water damage to your flat and the unit below.
Re-waterproof When Finishes Are Replaced
Replacing floor finishes needs a permit. In bathrooms/toilets, pre-packed waterproofing screed and a waterproofing membrane must be laid before new finishes, with the membrane turned up at least 150mm against walls, kerbs and pipes; in kitchens and open balconies the membrane is required around the sanitary stacks (400mm radius) (HDB). New BTO flats must wait 3 years before removing toilet finishes, to protect the original waterproofing (MyNiceHome/HDB).
Water (Ponding) Test Is Required
HDB requires you and your contractor to conduct a water test on the bathroom/toilet after replacing the floor finishes (HDB). HDB doesn't state a duration, so agree it in writing, ask for the unit below to be checked, and keep photos.
Floor Trap Must Be Maintained
Keep floor traps working and unblocked during and after renovation.
Gradient Toward Drain
New floor finishes should slope toward the floor trap so water drains properly.
For the complete guide, read our HDB Waterproofing Guide covering costs, processes, and how to choose a waterproofing contractor.
7. What are the rules for windows, doors and the exterior?
Window Rules
Window replacement needs a permit and a BCA Approved Window Contractor
All window replacement needs an HDB permit, applied for by a BCA Approved Window Contractor listed in HDB's DRC; window-only works must finish within 2 weeks of the permit (HDB)(HDB). HDB checks windows against BCA requirements when a flat is resold (HDB).
Grilles and safety railings
Grilles are not mandatory, but grilles at service yards and balcony parapets must be HDB-approved designs; internal grilles may be any design but must be fixed internally and not protrude from the facade. Removing or tampering with safety railings/grilles originally provided by HDB is not allowed (HDB)(HDB).
Cannot enlarge or create new window openings
Window openings are part of the building envelope; don't alter them without HDB approval.
Door Rules
- Main door — Replacing a main door along a fire escape route (opening onto a staircase or lift lobby) needs a permit; the door and frame must be half-hour fire-rated with a self-closing device. Replacing a non-fire-rated main door needs no permit (HDB)
- Gate — Replacing the main gate needs no permit, but its width, number of panels and swing must match HDB's original and must not obstruct public escape; flats along a common corridor must keep at least 0.6m clearance between the opened gate and the corridor parapet (HDB)
- Internal doors — Changing a door's location needs a permit, and new openings must not be made through reinforced-concrete walls
- Shelter door — Don't remove or modify the household shelter door
Exterior & Common Area Rules
Common areas and the building exterior are not part of your flat. As a rule, don't:
- • Install fixtures in the corridor or void deck
- • Paint or clad external walls
- • Add structures that protrude from windows or balconies
- • Obstruct the common corridor (e.g. with shoe racks or debris)
- • Check with your Town Council for anything affecting common property
8. How long can renovation take, and can I extend it?
HDB requires approved renovation to be completed within 3 months of the permit for newly completed blocks and within 1 month for existing blocks (2 weeks for window-only works), and asks you to inform the HDB Branch once works are done (MyNiceHome/HDB). As a ContractorSG estimate, typical BTO jobs take about 4-8 weeks and resale jobs 8-14 weeks — so resale owners should plan works carefully and check with HDB early if they need more time.
If You Need More Time
If your works may overrun, raise it with HDB before the deadline rather than after. Common reasons for delays:
- Material supply delays (especially imported items)
- Unexpected structural issues discovered during hacking
- Waterproofing test failure requiring redo
- Defect rectification during renovation
Tip: Include a completion timeline with penalty clauses in your renovation contract. A typical clause: “Contractor shall pay $X per day of delay beyond the agreed completion date, except for delays caused by force majeure or owner-requested changes.”
9. What are the penalties for breaking the rules?
The Housing & Development (Renovation Control) Rules (in force since 2006) make flat owners responsible for their renovation and for making sure contractors follow HDB's guidelines (HDB). Under rule 3 of the Rules, failing to use a DRC contractor, renovating without a required permit, or not following HDB's conditions and guidelines is an offence with a fine of up to $5,000 on conviction; ignoring an HDB notice to remove unauthorised works carries the same maximum fine (Singapore Statutes Online). HDB may compound (settle) offences instead of prosecuting; unpaid composition sums lead to prosecution (HDB).
| Violation | Possible consequence | Additional Consequences |
|---|---|---|
| Renovation without permit | Offence: fine up to $5,000 | Works may be stopped and you may have to reinstate at your cost |
| Hacking structural walls | Offence: fine up to $5,000 | Reinstatement at your cost; safety risk to the building |
| Working outside permitted hours | Breach of HDB guidelines (offence: fine up to $5,000) | Complaints from neighbours; action against owner/contractor |
| Using unregistered contractor | Offence: fine up to $5,000 | Only DRC contractors may be engaged |
| Modifying bomb shelter | Enforcement action | Reinstatement at your cost |
| Overrunning the completion period | Check with HDB | Raise it with HDB before the deadline |
| Damaging common property | Repair cost | Town Council may recover costs |
Impact on Resale
The HDB Branch inspects a resale flat 5 working days after the resale application is accepted, to check for unauthorised renovation works and whether the windows meet BCA requirements (HDB). If unauthorised works are found:
- • You may need to reinstate them before the sale can complete
- • Reinstatement is at the seller's cost
- • It can delay the sale or put buyers off
10. What is the complete compliance checklist?
Use this checklist before and during your renovation to ensure full compliance with HDB rules.
Before Renovation Starts
During Renovation
After Renovation
Frequently Asked Questions
Do I need a permit to renovate my HDB flat in 2026?
For many works, yes. HDB permits are needed for example to hack down or build walls, remove and replace floor finishes, raise floor levels in wet areas, change toilet finishes and move internal doors. As the owner you are responsible for getting permits before work starts; you can authorise your contractor (who must be in HDB's Directory of Renovation Contractors) to apply online. Check HDB's renovation guidelines for the full list.
What are the permitted renovation hours for HDB flats in 2026?
General renovation works: Monday to Saturday, 9am to 6pm, not on Sundays or public holidays. Noisy works such as demolishing walls or removing wall/floor finishes: Monday to Friday, 9am to 5pm only, and not on weekends, public holidays or the eves of New Year's Day, Chinese New Year, Deepavali, Hari Raya Puasa and Christmas Day (source: HDB). DIY drilling or hammering should be kept to 7am-10:30pm.
What walls can I hack in my HDB flat?
Only walls HDB allows you to remove, and only with a permit. Structural elements such as reinforced-concrete walls, beams, columns and slabs must not be hacked, and household shelter walls must not be altered. Ask your contractor to check your flat's layout plan and submit the plans with the permit application.
What happens if I renovate without an HDB permit?
You are responsible for your flat's renovation and for making sure your contractor follows HDB's guidelines. Under the Housing and Development (Renovation Control) Rules, renovating without a required permit, without a DRC contractor or against HDB's guidelines is an offence with a fine of up to $5,000 on conviction. HDB can also order you to remove the unauthorised works and reinstate the flat at your cost (and recover its costs if it does the work itself). If HDB allows the works to be retained, an administrative fee applies.
How long can HDB renovation take?
HDB requires approved renovation to be completed within 3 months of the permit for newly completed blocks and within 1 month for existing blocks (2 weeks if you are only doing window works). As a ContractorSG estimate, BTO jobs typically take 4-8 weeks and resale jobs 8-14 weeks, so resale owners should plan and sequence works carefully and check with HDB if they need more time.
Do I need an HDB-registered contractor for renovation?
Yes. The Housing & Development (Renovation Control) Rules (in force since 2006) require flat owners to engage only contractors from HDB's Directory of Renovation Contractors (DRC). Electrical works must be done by a Licensed Electrical Worker (LEW), and regulated plumbing works by a PUB Licensed Plumber. You can check the DRC list on data.gov.sg.
Sources
Rules and figures in this guide are checked against these sources. Prices marked as estimates are ContractorSG editorial estimates, not official figures — always get written quotes.
- How to Renovate Your HDB Flat (updated 24 Jun 2026) — MyNiceHome (HDB)Owner must obtain HDB renovation permits; contractor must be in HDB’s DRC and may apply on your behalf. General works Mon–Sat 9am–6pm; noisy works Mon–Fri 9am–5pm only (not weekends, public holidays or eves of major public holidays). Renovation to be completed within 3 months (new flats) or 1 month (existing flats) of approval. 3-year wait before removing toilet wall/floor finishes in new BTO flats.Checked 13 Oct 2026
- Important Information on Renovations — Housing & Development Board (HDB)Engage only DRC contractors. General works 9am–6pm Mon–Sat; noisy works (hacking, removing finishes, tile cutting, heavy drilling) 9am–5pm Mon–Fri only, not on public holidays or the eves of New Year’s Day, CNY, Deepavali, Hari Raya Puasa and Christmas. Works must finish within 3 months (new blocks) or 1 month (existing blocks) of the permit; window-only works within 2 weeks. Disallowed: overloading the floor slab beyond 150kg per m². Owner and contractor must do a water test after replacing bathroom floor finishes.Checked 13 Oct 2026
- Renovation Guidelines — Housing & Development Board (HDB)HDB’s official guidelines for building, window, electrical, air-con, plumbing and gas works.Checked 13 Oct 2026
- Renovation Guidelines for Building Works — Housing & Development Board (HDB)Newly built flats have a 3-year restriction on removing bathroom/toilet wall and floor finishes. Replacing floor tiles needs a permit; bathroom waterproofing membrane must be upturned at least 150mm against walls, kerbs and pipes; floor finishes + screed max 50mm. Painting, vinyl/carpet, false ceilings and 63mm hollow-block or gypsum partitions need no permit (guidelines still apply). Wall demolition needs approval; a PE must supervise demolition of non-load-bearing RC elements.Checked 13 Oct 2026
- Directory of Renovation Contractors (dataset) — HDB via data.gov.sgOfficial list of HDB-registered renovation contractors with registration numbers (format e.g. HB-01-0014E) and status.Checked 13 Oct 2026
- CaseTrust Accreditation for Renovation Businesses — CASE / CaseTrustAccredited renovation businesses: initial deposit capped at 20% of total cost, deposit performance bond, standard contract, 12-month workmanship warranty.Checked 13 Oct 2026
- Electrical Safety — Energy Market Authority (EMA)EMA requires electrical works at consumers’ premises (rewiring, alteration, repair or replacement of the installation) to be carried out by Licensed Electrical Workers (LEWs). All homes must have an RCCB/ELCB (30mA); homeowners without one may be fined up to $5,000 from 1 July 2025. HDB flats built before 1985 did not come with one installed. EMA advises testing the RCCB monthly.Checked 13 Oct 2026
- Engaging Licensed Electrical Workers — Energy Market Authority (EMA)LEW needed for wiring, adding/replacing power points, switches and lighting points, and repairing/replacing circuit breakers; verify licences on the ELISE portal or the LEW’s licence card.Checked 13 Oct 2026
- Plumbing Works — Licensed Plumbers — PUB, Singapore’s National Water AgencyRegulated water-service and sanitary plumbing works must be done by PUB Licensed Plumbers (simple works can be done by handymen); it is an offence to engage an unlicensed plumber for regulated works.Checked 13 Oct 2026
- Housing and Development (Renovation Control) Rules, rules 3–4 — Singapore Statutes Online (AGC)Owners must use an HDB-registered contractor, get a permit where required and follow HDB guidelines; contravention is an offence with a fine of up to $5,000. HDB can order removal/reinstatement of unauthorised works and recover its costs.Checked 13 Oct 2026
- Application for a Renovation Permit — Housing & Development Board (HDB)Owner authorises the DRC contractor to apply electronically; HDB sends an SMS when it receives the submission. Unauthorised works must be removed/reinstated; if HDB allows them to be retained, an administrative fee applies. A floor plan costs $5 if you do not have one.Checked 13 Oct 2026
- Renovation Guidelines for Electrical Works — Housing & Development Board (HDB)All wiring by an EMA-licensed electrical worker. Flats with a 30A main switch need an HDB permit for new 15A points/20A isolators; flats with a 40A main switch (or upgraded under MUP/HIP) do not. Extra lighting/power points and rewiring need no permit but new wiring must be tested by SP Services. No power points in bathrooms (SS 638 wet area). PVC wiring life span averages about 25 years.Checked 13 Oct 2026
- Renovation Guidelines for Window Works — Housing & Development Board (HDB)All window replacement needs an HDB permit, applied for by a BCA Approved Window Contractor listed in the DRC. Grilles at service yard/balcony parapets must be HDB-approved designs; internal grilles may be any design but must not protrude from the facade.Checked 13 Oct 2026
- Selling an HDB resale flat: Inspect flat — Housing & Development Board (HDB)The HDB Branch inspects the flat 5 working days after the resale application is accepted, to check for unauthorised renovation works and whether windows meet BCA requirements.Checked 13 Oct 2026
Find HDB-Registered Contractors
Browse renovation contractors listed on ContractorSG, then check each one in HDB's official Directory of Renovation Contractors before you sign.