Renovation Contract in Singapore: 9 Clauses to Check Before You Sign

A good renovation contract in Singapore is the cheapest protection you will ever buy. Most disputes happen because something was promised verbally, or the contract was vague about scope, payment or delays. Read the whole document, ask for changes in writing and keep the signed copy. These are the nine clauses to check.

This is general guidance, not legal advice. For a large or unusual project, consider having a lawyer review the contract.

1. Scope of works and drawings

The contract should list exactly what will be built, with drawings or schedules attached. Vague phrases such as "supply and install carpentry as discussed" cause arguments. Each item should name the location, size, material and finish.

2. An itemised price

A single lump sum makes it hard to compare quotes or price changes later. Insist on a breakdown by work type, with brands and model numbers for fittings, tiles and appliances where they matter.

3. The payment schedule

Payments should follow progress, not the calendar. Guides commonly describe a pattern like this:

CaseTrust-accredited firms are reported to cap deposits (commonly cited at 20%), so check the current CaseTrust standard contract. Be cautious of anyone asking for a large upfront payment. Our guide to CaseTrust and HDB licences explains deposit protection.

4. Timeline and delay damages

The contract should state a start date, a completion date and a week-by-week schedule. A liquidated damages clause sets a pre-agreed daily amount the contractor pays for unjustified delay, which gives the firm a reason to finish on time. See a typical BTO renovation timeline.

5. Variation orders

Any change to the original scope should be written down on a variation order with the change, its cost, its effect on the timeline and both signatures, before the work is done. Without this clause, extras can be added to the final bill.

6. Permits and approvals

Who applies for permits and approvals, and who pays? For HDB flats the registered contractor files the permit. For condos, agree who submits to the management corporation and who pays the deposit. See the HDB renovation rules and condo renovation approval.

7. Defects liability and retention

Look for a defects liability period of at least 12 months and a retention sum, commonly 5-10% of the contract value, held until defects are fixed. Our article on the defects liability period explains how it works.

8. Insurance

Ask for evidence of work injury compensation insurance for workers and public liability insurance for the site. If a worker is hurt, or a neighbour's unit is damaged, you do not want to be the one exposed.

9. Termination and disputes

The contract should say what happens if the contractor stops work or fails to progress, including your right to appoint another contractor. A clause pointing to mediation, for example through the Consumers Association of Singapore (CASE), gives you a practical route if a dispute arises.

Renovation contract checklist for Singapore homeowners

• [ ] Scope, drawings and brands attached
• [ ] Itemised price
• [ ] Payments tied to progress, small deposit
• [ ] Start and end dates, delay damages
• [ ] Variation order process
• [ ] Permit responsibility clear
• [ ] 12+ month defects period and retention
• [ ] Insurance evidence
• [ ] Termination and dispute clause

Use our full renovation checklist alongside this list, and read how to choose an interior designer.

Frequently asked questions

How much deposit should I pay for a renovation?

Keep the deposit small. Guides commonly describe 10-20% on signing, with further payments tied to milestones. CaseTrust-accredited firms are reported to cap deposits, so check the current standard contract.

What is a variation order?

It is a written, signed record of a change to the original scope, showing the cost and any change to the timeline. Work on the change should not start until it is signed.

What is a retention sum in a renovation contract?

It is a portion of the contract value, commonly 5-10%, held back until defects found after handover have been fixed, which gives the firm a reason to return and repair them.