Summary

Buying a unit in a Singapore condominium makes you a member of its management corporation strata title (MCST), the body that runs the estate's common property. Your unit's share value sets how much you pay into the MCST's management and sinking funds and how much your vote counts at general meetings, according to the Building and Construction Authority (BCA). BCA says upgrading an essential facility such as a lift currently needs a special resolution: 75% of the share value of valid votes cast. Since 1 Oct 2026, an MCST may also pay for social activities and legal services from its management fund, if owners approve the spending in a budget. Separately, BCA has proposed a minimum sinking fund for essential facilities and a simple majority, instead of 75%, for essential upgrades.

What this means for Singapore condo owners and buyers

Share value sets your bill and your vote

An MCST is formed when the development's strata title plan is lodged with the Chief Surveyor, and every owner, known in law as a subsidiary proprietor, belongs to it automatically. Each unit's share value determines the owner's contribution to common property costs, voting rights and share of the common property, BCA's guide says. The money goes into two funds. The management fund covers day-to-day running costs such as common-area utilities, insurance, repairs and maintenance. The sinking fund pays for long-term work such as repainting, upgrading major equipment and cyclical maintenance. Contribution rates are set at a general meeting, and owners can vote for a special levy when the funds fall short. Late payments attract interest, and unpaid contributions can be recovered as a debt or through a forced sale of the unit, BCA notes.

Who decides what

ResolutionVote neededExamples
OrdinarySimple majorityApproving the annual budget; appointing a managing agent
Special75% of the share value of valid votes castInstalling, replacing or adding a facility on common property to improve it, such as upgrading lifts; making or amending by-laws; giving an owner exclusive use of common property for one to three years
90%90% of the share value of valid votes castGiving an owner exclusive use of common property for more than three years

Sources: Building (Strata Management) Act 2004; BCA.

AGMs, the council and managing agents

Under the Act, the developer must hold the first annual general meeting (AGM) no later than one month after the MCST's initial period ends. That period runs for 12 months from constitution, or until the first AGM if earlier. If owners of at least 10% of the lots ask in writing, the developer must hold it within eight weeks of the request if that is sooner. After that, an AGM must be held in each calendar year and no more than 15 months after the last one. Notice of a general meeting must be served at least 14 days before it. An ordinary resolution needs a meeting held on the 15th day or later after notice of the motion, and a special or 90% resolution needs the 22nd day or later. Owners holding at least 20% of the total share value, or at least 25% of all owners, can requisition an extraordinary general meeting, which must be held as soon as practicable and no later than six weeks after the council secretary receives the requisition. The council elected at the AGM runs the estate between meetings, often through a managing agent. Under the Act, a managing agent is appointed by ordinary resolution and holds office until the end of the third AGM after its appointment, the end of its agreed term or its termination, whichever comes first. Its fees are fixed at a general meeting, or by the council if owners have authorised that. Each annual AGM agenda must include a motion to terminate the managing agent or continue it for the next financial year. A managing agent may not try to influence votes in council elections or campaign for candidates, and a proxy vote it casts is invalid if it would benefit the agent.

What changed on 1 October 2026

Under amendments to the Building (Strata Management) Act 2004, the Building Maintenance and Strata Management Act in BCA's earlier guides, an MCST may now spend management fund money on social, cultural, educational, sports or similar activities that benefit all owners and occupiers, and on legal services, BCA said in a 1 Jul 2026 circular to MCSTs. The cost must be in the annual budget approved by ordinary resolution at the AGM. Urgent or unforeseen spending on these items needs a supplementary budget, approved by ordinary resolution at an extraordinary general meeting.

What BCA has proposed

BCA consulted on a review of the Act from 9 Mar to 8 Apr 2026. Its proposals include:

  • a minimum sinking fund for essential facilities, set as a percentage of the budgeted sinking fund or as a fixed, ring-fenced amount, with lifts first;
  • annual reporting of MCST accounts, fund balances and lift records to BCA, with fund balances and lift ages made public;
  • an ordinary resolution, instead of a special resolution, for essential facility upgrades;
  • a household cap of 2% of total lots on proxies, and mandatory training for council members;
  • a higher maximum penalty for breaching key MCST obligations, with S$5,000 under consideration, up from S$3,000, a ceiling unchanged since 2005;
  • a 30-day deadline, counted from the temporary occupation permit (TOP), for developers to set up the maintenance funds and pay maintenance charges.

These are proposals. They take effect only if the Act or its regulations are amended.

Before you buy, check the MCST

A prospective purchaser can apply to inspect the MCST's records, BCA's records guide says. Ask the seller or your lawyer for the latest AGM minutes, the annual budget, the audited accounts and the by-laws. Look for planned major works, such as lift modernisation or repainting, and check whether the sinking fund covers them or whether a special levy is likely. By-laws often set rules on pets, parking, refuse disposal and quiet hours, and owners cannot alter common property without the MCST's permission.

Leaks and other disputes

Under BCA's guidance, dampness or water penetration on a unit's ceiling is presumed to come from the unit above unless evidence shows otherwise. The two owners are expected to investigate together, and either can take an unresolved dispute to the Strata Titles Board (STB). The STB also hears disputes over by-laws, general meetings, resolutions and alterations to common property. Its decisions are final, with appeals to the High Court only on a question of law. Neighbour disputes over noise or obstruction can go to the Community Mediation Centre or the Community Disputes Resolution Tribunal.

FAQ

Who decides how much I pay in maintenance charges? Owners do, at a general meeting, and each unit pays in proportion to its share value. A special levy also needs a vote. Does the law require a minimum sinking fund for lifts? BCA has proposed one for essential facilities, starting with lifts. It would apply only once the law is amended. Education only — not tax, legal or investment advice. Confirm with a licensed professional.

What to do next