What is regularisation in the Singapore building context?

Regularisation is the post-construction approval process under BCA's Building Control Act for structures that were built or altered without the required prior approval. The PE assesses the structure, prepares as-built drawings and calculations, specifies any remedial works needed, and submits the regularisation package to BCA for retroactive approval.

How much does regularisation cost in Singapore?

Simple regularisation costs S$2,500 to S$5,000. Standard regularisation S$5,000 to S$12,000. Complex regularisation requiring significant remedial works S$12,000 to S$20,000+. PE fees are separate from any construction or rectification works.

How long does regularisation take?

Simple regularisation takes 4 to 6 weeks. Standard cases take 6 to 10 weeks. Complex cases requiring remedial construction take 8 to 12 weeks. Timeline includes site survey, as-built drawings, calculations, BCA submission, and approval.

What happens if I don't regularise an unauthorised structure?

BCA can issue rectification notices, fines, and demolition orders under the Building Control Act. Property sale, refinancing, insurance, and new BCA submissions for the same property may be blocked until regularisation is completed.

Can any unauthorised structure be regularised?

Most unauthorised structures can be regularised if they meet current Singapore building codes, or can be modified to meet them. Some structures cannot be regularised if they violate planning rules (zoning, plot ratio, setbacks) and may require partial or full demolition.

How to Regularise an Unauthorised Building Structure in Singapore: 2026 Owner's Guide

Stephen Huong
Apr 28
4 min read

In short: Regularisation is the formal process of getting BCA approval retroactively for a building structure that was constructed, modified, or extended without prior approval. In Singapore, owners discover unauthorised structures most often when they try to sell, refinance, renovate, or face an enforcement notice. Regularisation typically takes 4 to 12 weeks and ranges from S$2,500 to S$20,000+, depending on complexity. Unaddressed unauthorised structures can result in BCA enforcement, fines, demolition orders, and complications with property sale or financing. CVC Engineers (PEB Reg. 5376) handles regularisation submissions in Singapore as a core specialisation.

Key Facts

Regulator: Building and Construction Authority (BCA) Singapore
Legal basis: Building Control Act and Building Control Regulations — building works without prior BCA approval are an offence
Typical timeline: 4 to 12 weeks from PE engagement to BCA approval, depending on scope of corrective work
Typical fee range: S$2,500 to S$20,000+ for the PE component (separate from any rectification construction works)
Endorsement required: PE (Civil) for structural elements; PE (Geotechnical) for any below-ground / retaining works
Penalty for non-compliance: BCA can issue rectification notices, fines, and demolition orders under the Building Control Act

What is Regularisation?

Regularisation is the post-construction approval process under BCA's Building Control Act for structures that were built or altered without the required prior approval. It is the procedural mechanism by which an unauthorised structure is brought into compliance with the Building Control Regulations — either as-built (if the structure is found safe and compliant) or with corrective design and remedial works (if structural issues exist).

Regularisation is not the same as a fresh A&A submission. The structure already exists; the PE's role is to assess, verify, certify, and where necessary specify corrective works — then submit the regularisation package to BCA. The PE who endorses takes personal civil and criminal liability for the safety of the as-built structure once endorsed.

When Do You Need to Regularise?

Property sale or transfer: buyers' lawyers and banks routinely ask for evidence of approved structures during conveyancing
Refinancing or new mortgage: banks may require BCA-approved as-built drawings before approving facilities
Renovation or A&A planning: fresh BCA submissions get blocked if existing unauthorised structures are not first regularised
BCA enforcement notice: owner has received a notice requiring rectification or proof of approval
Insurance claim: insurers may decline coverage on unapproved structural elements
Change of use: F&B, retail, or commercial tenants may inherit unauthorised modifications from prior occupants

Common Unauthorised Structures We Regularise

Enclosed balconies (windows or wall enclosures added to original open balconies)
Mezzanine floors and intermediate levels added inside high-ceiling spaces
Roof terrace conversions to enclosed habitable rooms
Modified or removed load-bearing walls and party walls
Backyard or courtyard extensions in landed properties
Industrial unit modifications — added platforms, cantilevers, equipment supports
Retail and F&B fit-outs that altered structural elements without endorsement

The Regularisation Process: 6 Steps

Site survey and structural assessment: PE inspects the unauthorised structure on site, takes measurements, identifies materials and load paths, and assesses structural adequacy.
As-built drawings: PE prepares structural drawings reflecting the actual constructed condition, suitable for BCA submission.
Structural calculations: PE verifies that the as-built structure complies with current Singapore codes (Eurocodes adapted for Singapore, SS standards) for design loads, material strength, and detailing.
Remedial works (if required): where the as-built does not meet code, PE specifies corrective works — strengthening, repair, or partial demolition. These works are then constructed and inspected before final endorsement.
BCA submission package: PE compiles the regularisation submission — cover letter, drawings, calculations, photographs, declarations — and submits to BCA via CORENET-X (or legacy CORENET, depending on tier).
BCA review and approval: BCA reviews the package, may issue clarification queries, and ultimately issues a regularisation approval. Approved as-built drawings become the official record for the property.

Pricing and Timeline

Simple regularisation (single-item, low-complexity, no remedial works): S$2,500 – S$5,000, 4 – 6 weeks
Standard regularisation (multiple modifications, moderate complexity): S$5,000 – S$12,000, 6 – 10 weeks
Complex regularisation (significant remedial works, structural strengthening required): S$12,000 – S$20,000+, 8 – 12 weeks
Note: PE fee is separate from any rectification construction works. Construction costs vary by scope and contractor.

Common Pitfalls

Waiting until enforcement: ignoring an unauthorised structure until BCA issues a notice limits your options and increases urgency-driven costs.
Engaging a contractor before the PE: without an upfront PE assessment, owners often pay for rectification that turns out to be unnecessary or incorrectly specified.
Hiding scope from the PE: incomplete disclosure of what was modified leads to incomplete submissions, BCA queries, and re-inspections.
Assuming the prior owner's records are sufficient: many resale properties have undisclosed prior modifications. Always verify against BCA-approved records during conveyancing.

About CVC Engineers

CVC Engineers Pte Ltd (UEN 202332143E) handles regularisation submissions in Singapore as a core specialisation. Lead PE: Er. Cavan Chai Han Hon, PE (Civil), PEB Reg. No. 5376. 300+ projects completed across HDB, LTA, PUB, MOE, MHA, BCA, and the private sector. Located at 9 Tagore Lane #B1-01, Singapore 787472.

If you have an unauthorised structure that needs to be regularised — because of an upcoming sale, refinancing, renovation, or BCA notice — contact us for a fixed-fee quote.

Phone: +65 9342 7551 · Email: stephen@cvcengineers.com