Building Illegally: Unauthorized Buildings in Singapore

The problem of unauthorized and illegal constructions is common in the construction industry. In Singapore, the BCA (The Building and Construction Authority) has taken numerous efforts to eliminate such practice. Despite this, the BCA still took enforcement actions against 43 instances of unauthorized construction in 2024 alone.

To better understand the status quo of unauthorized construction in Singapore, let’s look at this issue from a more fundamental level.

About Unauthorized Construction

The term “unauthorized building” may spark extremely similar, even identical impressions among builders from around the world. However, the definition the term represents under legal contexts may differ between countries. To acknowledge the exact differences and similarities, an inspection on legal documents is necessary.

The BCA, officially, states that a “plan approval from the Commissioner of Building Control” is mandatory to all construction building works, unless stated otherwise. However, that’s not where the term “unauthorized building” stops.

To go further into details regarding unauthorized construction, other details the BCA offers must be explored.

Numerous other aspects of the term “unauthorized building” are further defined in BCA’s official document “Building Control Act 1989” (newest version as of 05 Jun 2025).

The term “unauthorized” can be used to identify any construction work that is conducted “in contravention of any provision of this Act or the building regulations.”

The term “building” is used to refer to any “permanent or temporary building or structure” including

a hut, shed or roofed enclosure; an earth retaining or stabilizing structure, whether permanent or temporary; a dock, wharf or jetty; a floating structure, not being a boat or vessel, constructed or to be constructed on a flotation system that — is or is to be supported by water; is not intended for or usable in navigation; and is or is to be permanently moored; a culvert, crossing, bridge, underpass or tunnel; a sewage treatment plant, sewer, drain, swimming pool or any non‑proprietary type of concrete tank for the storage of any solid, liquid or gaseous product; a shelter provided under the Civil Defense Shelter Act 1997; and such other erection or structure (whether permanent or temporary) as the Minister may, by order in the Gazette, declare to be a building; (BCA, n.d.)

This means not just complete buildings are under regulation, but extensions, modifications, and add-on structures are controlled and monitored as well.

Unauthorized or Not?

On CVCEngineers.com, author Stephen Huong has provided some insights to potential signs of unauthorized/illegal construction:

1. Missing permits/notices
2. Overextending structures
3. Modifications altering purpose of building
4. Additions not included in building plan
5. Work causing “unusual disturbances”
6. “Absence of safety measures”

Among the clues, one that is worth looking into is point three. Despite being subtle, modifications having a different purpose from the original building says a lot about the ideals of construction and construction authorities.

Other than safety measures and regulations, one other aspect of a building is also extremely important yet often overlooked by those who aren’t in the industry: purpose.

A building meant for residential purposes would receive regulations made to fit its use case. Same goes with commercial, industrial, educational, institutional, etc.

When the BCA is going through applications, the purpose of the buildings is also something that is inspected with caution. If the building structure doesn’t fit its purpose, the plan wouldn’t receive the approval from authorities.

If a residential building includes an extended part that is running for commercial purposes, it is worth keeping an eye out for.

“Life Cycle of Building Approval”

To acquire approval, the BCA has an official building license approval procedure life cycle. As displayed by the image that the BCA puts on their official webpage for “Building Control Act,” the process involves multiple steps before a qualified person receives a building permit and complete a building that is legally functional.

To explore the details, the graphical representation of an official building license life cycle, as presented by the BCA, goes as follows:

As shown, the process of acquiring a TOP (Temporary Occupation Permit) or a CSC (Certificate of Statutory Completion) for the life cycle of a construction project to be complete is time-consuming.

The QP (Qualified Person) has to present the construction activity plan to the BCA (consulting with the BCA or Technical Departments is optional) first. Only after the plan is qualified and the permit for the structural work is acquired can the work commence. On top of this, the QP has to submit progress reports while the work is being carried out.

After this, one last application for a TOP/CSC must be submitted after work is done. The life cycle of a building is only closed after the application passes and a TOP/CSC is issued.

Going through the cycle missing even one step would be an offense to the BCA’s regulations. This will extremely likely expose the offender to risks of prosecution, or, alternatively, conditional warnings.

The Dangers of Unauthorized Buildings

Unauthorized buildings bring significant detriments for cities and countries.

The most common and straightforward is that of safety concerns. Accidents that occur directly from inadequate safety measures of unauthorized buildings are never rare. From fall-from-height accidents to structural failures, to accidental fire, there is never a lack of accidents to demonstrate the dangers of construction without approval from an authority.

To reduce the risks of construction, the BCA specifies construction regulations in:

1. Building Control Regulations, to prevent fall-from-heights accidents  in the construction site while the work is ongoing
2. As written in Building Control Regulation, the Fire Code 2023 by the Singapore Civil Defense Force (SCDF), to prevent fire accidents
3. Building Control Act, to require building works to be structurally inspected and permitted before commencing

to ensure the safety of homeowners and any person who utilizes the construction.

Buildings Going Green

Sustainable development and carbon footprint of buildings has become one of the most important and valued topics in recent years.

The BCA has published codes, regulations, and plans specifically for maintaining the sustainability of newly constructed and old buildings alike. Just to name a few examples:

1. New Buildings and Existing Buildings Undergoing Major Additions and Alterations (A&A)
2. Building Control (Environmental Sustainability) Regulations 2008
3. The Singaporean Green Building Masterplan (SGBMP) (in cooperation with the Singaporean Green Building Council)

Following the regulations when constructing is mandatory to minimize environmental impacts and guarantee sustainability. However, unauthorized buildings raise environmental concerns as the measures for these structures are, in most cases, not in accordance with BCA regulations.

Common instances of unauthorized buildings nullifying efforts towards construction sustainability include flooding, emission of air pollution, excessive energy consumption, etc. These instances could occur from inadequate waste processing, unauthorized building materials, inefficient usage of energy, etc.

As going against sustainability regulations directly contributes to chronic damage of health and wellbeing, it is crucial to conduct construction work within bounds.

Conclusion

Construction is one of the most important industries for the development of modern cities for its ability to accelerate the progression of modernization.

However, there are two sides to every coin. Construction can help as much as they can impede, thus the existence of regulations and authorities.

For constructions that do not follow the rules, the drawbacks significantly outclass the benefits in the majority of cases.

Members in the construction industry must refrain from conducting unauthorized work to ensure constructions provide maximum safety and welfare.