Rebound in investment activity in the region is supported by greater real estate investor confidence as Asia Pacific leads the economic recovery across the world.
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The past quarter has been pretty eventful for the property market. For instance, February recorded the highest number of million-dollar HDB resale flats sold in a month. And last month in March, we saw the highest sales of luxury homes sold in a month since November 2013. 546 units were sold in the Core Central...
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When your new property is ready for key collection, the developer will provide you with a ‘warranty’ period known as the Defect Liability Period. During this time, the developer will be liable for any defects in your home, so it’s good that you do a thorough inspection of your property before the Defect Liability Period expires.
This article aims to explain what the Defect Liability Period is all about, what you should inspect, and what you can do in case of disputes.
As explained above, the Defect Liability Period is the period of time where the developer will be responsible to replace and fix any defects in your home for free (e.g. stains, cracks, faulty power points).
As such, it’s important that you inspect your home for any damages, defects, poor workmanship, or even missing fixtures/appliances that were not promised in the sale and purchase agreement so that you can report them and get these issues resolved.
It’s also worth noting that you should check for defects before renovating your home. If not, it may be difficult to prove that the damages are indeed defects, and not done by your contractors or the builder. Not only that, but it would also be harder to rectify certain defects after renovation.
The standard Defect Liability Period for public and private properties is usually a year, and will start when (whichever is earlier):
Since there is an interval between the TOP date and when you collect the keys to your home, the actual time to report any defects may be shorter.
For HDB properties, HDB also provides extended warranty coverage for these major defects:
|
Issue |
Warranty period |
|
Ceiling leaks at toilets/kitchen |
5 years |
|
Water seepage from external wall |
5 years |
|
Spalling concrete |
10 years |
Though the definition of defect can be technical, the best reference is in your sale and purchase agreement, which will state what your developer is responsible for. Generally, you should ask yourself:
Also, remember that it is only considered a defect if it’s caused by the builder, so wear and tear does not count.
Here’s a rough guide on what defects to keep an eye out for:
|
Walls and ceilings |
Inspect the walls and ceilings for any hairline cracks, stains and lines |
|
Floors and tiles |
Scratches and chips on the floor tiles, stains as well as uneven floor tiles |
|
Doors and gates |
Check if the doors open and close smoothly, if there are screeching noises and for rust |
|
Windows |
Open and close the windows to ensure that this can be done smoothly. Ensure that the locking mechanism is functioning smoothly |
|
Plumbing |
Check for stains and leaks on floors, walls, around valves, and fixtures |
|
Electrical outlets/wiring |
Inspect if electrical outlets have no mould or cracks; make sure the power points are working |
|
Toilet |
No stains, cracks, leaks in the toilet or around the toilet bowl and seat. Also check if the flushing system functions smoothly |
|
Bathroom fixtures |
Check for cracks, scratches, leaks or water seepage around basins, taps and showerheads. Test if the water pressure runs smoothly without sputtering |
|
Clothes drying rack |
No cracks and defects |
For a more comprehensive checklist, you may refer to our defect-checking guide for BTO as well as for executive condos (EC) and private condos.
During the one-year Defect Liability Period, HDB will set up a Building Service Centre (BSC) within your estate to help facilitate defects reporting. You can choose to report to the BSC directly and pick a date on the spot for a joint inspection with HDB’s contractor. Aside from that, you may also send your feedback via email or letters, and the BSC will respond within three working days to schedule a joint inspection.
If the issue is indeed a quality or inherent defect, HDB will rectify the work in 14 days. If more time is needed, HDB will inform you of the expected completion date.
Once the defects have been repaired, HDB will schedule another joint inspection with you to ensure that the defects have been properly rectified.
For private properties, you can report for defects by filling out a form handled by the developer (though some developers provide an online form). The developer will then have to get back to make an appointment for a joint inspection with you, and rectify any defects within a month.
If the developer fails to rectify the defects within a month of receiving the notification, you may inform the developer of your intention to engage your own contractor as well as the estimated cost of repairs. If the developer is still unresponsive after 14 days, you can hire your contractor to carry out the work and recover the costs from your developer.
(According to the Ministry of Development, private developers are responsible for defects and design flaws in ECs as the sale and purchase agreement is signed between the buyer and the developer.)
Some defects will only emerge after a few years — well after the Defect Liability Period. This is known as latent defects which is defined as “defects which are not readily apparent or discoverable.” Examples of latent defects include structural defects, water leakages from rain spells, and under-powered aircon pumps.
Usually, the developer would be liable for up to 15 years after the completion of the project. You may make a report for such defects, and the developer would lodge an investigation to determine the root cause.
However, there’s no guarantee that the developer will compensate for the cost or take responsibility for the defects (developers, architects or contractors may say that it’s down to wear and tear for example). In such cases, you would have to fork out of your own pockets to fix the issue.
According to HDB, if the cause of the issue is related to workmanship or engineering/design, such as structural defects like spalling concrete and cracks, then HDB will repair them on a case-by-case basis. However, if the issue is caused by wear and tear or a lack of property maintenance, then you would need to repair it on your own.
According to this Business Times article, buyers have the right to sue “for latent defects up to three years after defects could have reasonably been detected, or a general right of up to six years to sue in contract”. However, it’s not always clear when the rights start and end. Furthermore, pursuing the case in court could cost up to $500,000 and take up to four years to settle.
A less time-consuming and expensive alternative is mediation, which the Building Construction Authority (BCA) recommends as the first step to resolve disputes/disagreements between yourself and the developer. A neutral third party, known as a mediator will help to offer solutions that are amicable to both parties.
The three main organisations that provide mediation services are: Singapore Mediation Centre (SMC), Real Estate Developers’ Association of Singapore (REDAS), and Consumers Association of Singapore (CASE). You may read this article for more information
The Defect Liability Period is the period of time, usually either from the date of Notice of Vacant Possession or when the developer receives the TOP, where the developer will be responsible to replace and fix any defects in your home for free. The standard period is a year.
If there are defects after The Defect Liability Period has expired, your developer will investigate the issue; if it’s caused by a latent defect, such as structural damage, then the developer may compensate, but this is based on a case-by-case basis.
The BSC will be at your estate during the duration of the Defect Liability Period, which is usually a year.
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Installing closed-circuit television (CCTV) cameras outside your home can help to monitor your premises and deter crimes such as theft and harassment. Surveillance footage is also handy as video proof in case of neighbour disputes or as evidence to help the police solve crimes.
It’s also common to see CCTV cameras installed within homes, especially for residents who want to keep an eye on the safety of their pets, children and/or elderly parents.
But whilst it’s common to see CCTV cameras installed both within and outside of homes, is it actually legal in Singapore?
According to the Community Disputes Resolution Act 2015, “an individual who resides in a place of residence must not cause unreasonable interference with their neighbour’s enjoyment or use of their place of residence, which includes surveillance of the neighbours or their place of residence.”
The Act also states that your neighbours can bring civil proceedings in a court against you for violating the rules.
Depending on your type of residence, and the direction of the camera(s), you may need approval from the authorities to install video surveillance devices, whether within or outside of your home.
You can install CCTV camera(s) in your home without requiring approval from the authorities. However, if the cameras are facing the common areas or intrude on the privacy of your neighbours (e.g. recording their movements), then the authorities may ask you to remove the camera(s).
If you live in an HDB property and want to install CCTV cameras outside your home, you must get special approval from your town council or HDB.
That’s because the town council by-laws regulate the common areas of HDB flats, meaning you have to get your town council’s permission if you want to install or fix something in the common area and corridors, which includes CCTV cameras. If you don’t have the authorisation to do so, you may face a penalty of $5,000.
However, your town council will only give their approval if your request is supported by a police report. Furthermore, the CCTV camera must not face the door or window of your neighbour, and the installation is only allowed for six months. Once the period expires, you have to resubmit your request or the CCTV camera has to be removed.
The installation of CCTV cameras may have to comply with your Management Corporation Strata Title (MCST) rules and the by-laws of your estate.
If you live in a landed property, you essentially own the land and can install CCTV cameras without any approval from the authorities (however, you must not violate their privacy and record their actions).
Remember that CCTV camera installations are illegal if they’re not authorised by the authorities.
If you live in an HDB flat, you first need to make a police report concerning the crime of your neighbour, before you can get approval from your town council. The CCTV camera must also not intrude on the privacy of your neighbour.
For strata homes, you may need to get authorisation from your MCST or the by-laws of your estate.
Also, you should consider your neighbour’s privacy and comfort when installing CCTV cameras; if your neighbour feels like you’re intruding into his/her privacy, then they can lodge a complaint under the Community Disputes Resolution Act (CDRA), invite you for mediation or even file a complaint to your town council. If found guilty, you may need to take down/change the position of the camera, or compensate your neighbour up to $20,000.
Also, remember that once you’ve gotten approval from your town council to install a CCTV camera, you can only install it for up to six months and have to be taken down after that (unless you apply for another approval). Failure to comply will result in a fine of $5,000.
Closed-circuit television, or CCTV camera is a video surveillance device that’s commonly used to deter and detect crime, such as vandalism and harassment. It is also used to help to improve security and safety.
Under the Community Disputes Resolution Act 2015, your neighbour can’t survey you and your home. If you feel uncomfortable with your neighbour recording your actions, you may file a complaint with your town council, Community Disputes Resolution Tribunal, or go for mediation.
If you install a CCTV camera inside your home, you don’t need any permission, however, you must ensure that the camera doesn’t record the common areas or intrude on the privacy of your neighbour. If you’re installing it outside of your home, you need permission from the authorities.
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What is CCR, RCR and OCR? Where do these regions fit in the Singapore district map?
Singaporeans sure love acronyms, and the same goes for the real estate sector. Broadly, the Urban Redevelopment Authority (URA) has divided Singapore into three main regions, which the URA calls "market segments".
These regions are: Core Central Region (CCR), Rest of Central Region (RCR) and the Outside Central Region (OCR). These regions also contain all 28 of Singapore districts:
| Singapore regions | Postal districts it covers |
| Core Central Region (CCR) | 9, 10 and 11, and parts of 1, 2, 4, 6 and 7 |
| Rest of Central Region (RCR) | 3, 8 and 12, and parts of 1, 2, 4, 5, 6, 7, 13, 14, 15 and 20 |
| Outside Central Region (OCR) | 16 to 19, 22, 23 and 25 to 28, and parts of 5, 14, 15 and 20 |
The boundaries of these regions are anything but clear cut, so here's a map that could help:
Want to know more? Here's the rundown of all three Singapore regions.
The Core Central Region, also known as the CCR, includes the traditional prime areas of Singapore (i.e. postal districts 9, 10 and 11), the Downtown Core (including parts of Bugis south of Ophir Road), as well as Sentosa.
This is where most high-end, luxury properties in Singapore can be found. Many of the private residential properties in the CCR are also freehold in tenure.
| Singapore Postal District | Area |
|---|---|
| 9 | Orchard, Somerset, River Valley |
| 10 | Tanglin, Bukit Timah, Holland |
| 11 | Newton, Novena, Dunearn, Watten |
| 1 (Part) | Boat Quay, Raffles Place, Marina Downtown, Suntec City |
| 2 (Part) | Shenton Way, Tanjong Pagar |
| 4 (Part) | Sentosa |
| 6 (Part) | City Hall |
| 7 (Part) | Bugis |
What's not part of the CCR: Outram, Clarke Quay, Chinatown, Bencoolen and anything north of Ophir Road
Our take on the CCR: Even though the CCR might be made up mostly of high-end properties, there can still be a few value finds.
Check out these properties available for sale in prime districts 9, 10 and 11 and you'll know what we're talking about!
The Rest of Central Region, also known as the RCR, is sandwiched between the CCR and the Outside Central Region (OCR).
The RCR is regarded as the intermediate, or mid-tier, region in terms of pricing, between the mass market condos in the OCR region and the high-value properties in the CCR. However, as our Property Market Outlook 2020 shows, the gap is closing between RCR and CCR properties, particularly in districts where urban development, renewal and infrastructure growth has taken place.
| Singapore Postal District | Area |
|---|---|
| 1 (Part) | Marina South |
| 2 (Part) | Chinatown |
| 3 | Queenstown, Alexandra, Tiong Bahru |
| 4 (Part) | Harbourfront, Keppel, Telok Blangah |
| 5 (Part) | Buona Vista, Dover, Pasir Panjang |
| 6 (Part) | Fort Canning |
| 7 (Part) | Rochor |
| 8 | Little India, Farrer Park |
| 12 | Balestier, Whampoa, Toa Payoh Boon Keng, Bendemeer, Kampong Bugis |
| 13 (Part) | Potong Pasir, Bidadari, MacPherson, Upper Aljunied |
| 14 (Part) | Geylang, Dakota, Paya Lebar Central Eunos, Ubi, Aljunied |
| 15 (Part) | Tanjong Rhu, Amber, Meyer, Katong Dunman, Joo Chiat, Marine Parade |
| 20 (Part) | Bishan, Thomson |
What's not part of the RCR: Upper Serangoon, How Sun, Ang Mo Kio, Clementi, Telok Kurau, Kembangan
Our take on the RCR: The RCR benefits from the confluence of demand from various buyer groups, from investors to owner-occupiers, and from young families to empty nesters.
The Outside Central Region (RCR) is about three-quarters the size of Singapore, and basically refers to areas where mass-market condos at the lower range of price points are located, including executive condominiums (ECs). You could say that these places are "suburbs", but this would give a false impression of remoteness.
Here's the thing: with excellent MRT connectivity around the island, the OCR is a very viable and affordable housing option even for those who work in the city, with resale condo prices as low as $800 per square foot (psf).
The government also has plans to bring high-value jobs to the OCR, in the form of Jurong Second CBD, Punggol Digital District and Woodlands Regional Centre.
Private residential projects in the OCR are also typically larger, with condos usually clocking in at 300 units or above, barring some boutique developments that are typically located among landed property enclaves.
OCR properties are also mostly 99-year leasehold.
| Singapore Postal District | Area |
|---|---|
| 5 (Part) | Clementi, West Coast |
| 14 (Part) | Kembangan, Kaki Bukit |
| 15 (Part) | Telok Kurau, Siglap, Frankel |
| 16 | Bedok, Upper East Coast, Bayshore Tanah Merah, Upper Changi |
| 17 | Flora Drive, Loyang, Changi |
| 18 | Tampines, Pasir Ris |
| 19 | Punggol, Sengkang, Hougang, Kovan Serangoon, Lor Ah Soo |
| 20 (Part) | Ang Mo Kio |
| 22 | Jurong East, Jurong West, Boon Lay |
| 23 | Hillview, Bukit Panjang, Bukit Batok, Choa Chu Kang |
| 25 | Woodlands, Admiralty |
| 26 | Lentor, Springleaf, Mandai |
| 27 | Yishun, Sembawang |
| 28 | Seletar, Seletar Hill, Sengkang West |
Our take on the OCR: Given the stiff competition between projects across various OCR locations, developers are pulling out all the stops to lure buyers.
Attractive pricing is only one thing; given the larger size and higher unit counts of OCR projects, developers can afford to include show-stopping facilities, making the projects particularly appealing to young couples and millennial families.
According to recent transaction data from URA, the most popular OCR districts are 5, 17 and 19, thanks to a succession of newly launched condominiums in these areas.
CCR, RCR and OCR stand for Core Central Region, Rest of Central Region and Outside Central Region, which are the three main regions of Singapore.
CCR property refers to properties in the Core Central Regions of 9, 10 and 11, the Downtown Core and Sentosa.
Singapore's Central Region is made up of 22 URA planning areas that are Downtown Core, Orchard, Marina East, Marina South, Museum, Newton, Outram, River Valley, Rochor, Singapore River, Straits View, Bishan, Bukit Merah, Bukit Timah, Geylang, Kallang, Marine Parade, Novena, Queenstown, Southern Islands, Tanglin and Toa Payoh.
Yes, there are 28 Singapore districts. You can search for properties on PropertyGuru with our District Search filter.
For more property news, resources and useful content like this article, check out PropertyGuru’s guides section.
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Dislodged and cracked tiles, especially in HDB flats, have made the news in recent years, with the latest case reported last month in a 16-year-old flat. These occurrences are usually characterised by the popping sound, as the tiles get dislodged and shatter. While not all cases are reported, it’s not an uncommon occurrence either. In...
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It’s understood that centrally-located properties, especially those in the Core Central Region (CCR), are the most expensive in Singapore. A general rule-of-thumb for residential property purchase is that the closer a property is to the city centre, the higher the value it commands. Looking at the condo resale transactions in March 2021, the most expensive...
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