Summary

Two inspection regimes run by the Building and Construction Authority (BCA) apply to most buildings in Singapore other than landed homes. Under the Periodic Structural Inspection (PSI), a structural engineer must inspect residential buildings once every 10 years and non-residential buildings once every five. Since January 2022, the Periodic Façade Inspection (PFI) has also required buildings taller than 13 metres to have their façades inspected every seven years once they are more than 20 years old.

In both regimes, the building owner must appoint the inspector and put right the defects found. For structural inspections, BCA says the management corporation (MCST) takes on that role in a strata-titled development such as a condo. BCA expected about 30,000 buildings to go through the first seven-year façade cycle, it said in October 2021. In 2020, it said it received nearly 30 reports of falling façade elements each year.

What this means for Singapore owners and buyers

The two regimes at a glance

Structural inspection (PSI)Façade inspection (PFI)
Buildings coveredAll except detached, semi-detached, terraced and linked houses used only as homes, and temporary buildingsThe same exemptions, plus buildings whose highest point is 13 metres or lower
How oftenResidential: every 10 years. Non-residential: every five yearsEvery seven years, once the building is more than 20 years old
Who inspectsA structural engineer appointed by the building ownerA Competent Person: a Professional Engineer or Registered Architect with a Certificate in Façade Inspection, who may be assisted by a Façade Inspector
What starts itA PSI Notice from BCAA PFI notice from BCA, which said it would send owners an advisory at least a year before a building is due

Sources: BCA, PSI page (updated 15 Jul 2026) and PFI page (updated 1 Sep 2026); BCA, Guidelines on Periodic Façade Inspection v1.3 (Sep 2026); BCA, media release of 21 Oct 2021.

How a building's age is counted

For the façade regime, age runs from the date the last Temporary Occupation Permit (TOP) was granted for the whole building or, if there was none, from the last Certificate of Statutory Completion (CSC), BCA's guidelines say. A condo that is taller than 13 metres and received its TOP more than 20 years ago is therefore inside the regime. After an inspection, the next one falls in the seventh or a later year after the year in which BCA last gave notice.

What the inspections involve

Structural inspection. For PSI Notices issued from 1 January 2023, BCA requires the engineer to carry out a visual survey personally. In a residential building, the engineer must enter at least 20% of the units if the building is 30 years old or younger, or 30% if it is older, as well as every rooftop unit and at least one unit on each of the other storeys. At least 30% of cladded columns must be exposed for inspection. BCA expects engineers to inspect at least 70% to 80% of a building's structural elements visually, and recommends inspecting 40% of units in buildings more than 40 years old and 60% in those more than 60 years old.

Façade inspection. The Competent Person must carry out a full visual inspection of the entire façade and a close-range, hands-on inspection, such as tapping, of at least 10% of the surface area of each elevation. Drones flown by BCA-accredited providers may be used for the visual part. Under BCA's technical reference for drone inspections, occupants should get at least three days' notice, and images of residents should be anonymised. The building owner must tell occupants about the inspection in advance and get access from unit owners and tenants where concealed elements have to be checked from inside.

What happens after the report

  • The Competent Person classifies the façade as Safe, Require Repair or Unsafe. Loose or dangling elements must be removed immediately, and the owner must take precautions straight away if the façade needs repair or is unsafe, BCA's guidelines say.
  • The Competent Person must notify the Commissioner of Building Control immediately on finding unsafe defects, and building owners must make sure defects are repaired promptly.
  • Repair works must be carried out within the period BCA specifies. A Professional Engineer must supervise them if the Competent Person is not one, and the owner submits photos and a certificate when they are done.
  • Under the structural regime, the engineer's report must reach BCA, and recommended repairs must be done, within the timeframes BCA sets.

What it means for buyers of older condos

A condo more than 20 years old and taller than 13 metres faces a façade inspection every seven years, on top of a structural inspection every 10. Either can lead to repair works, which BCA requires the building owner to carry out. Before committing to an older development, ask when the latest inspections took place, how the façade was classified, and whether any repair works are still open.

FAQ

Do landed homes need these inspections? No. Detached, semi-detached, terraced and linked houses used only as homes are exempt from both regimes.

Is a low-rise condo covered? It still needs structural inspections, but it is outside the façade regime if its highest point is 13 metres or lower.

Can a drone do the whole façade inspection? No. Drones can help with the visual inspection, but at least 10% of each elevation must be inspected at close range by hand.

Education only — not legal or engineering advice.

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