Before you pay a renovation deposit: the contract checks that matter

A renovation contract is where most of the protection is. Complaints about renovation usually come down to who paid how much, when, for what, and who fixes it afterwards. This guide goes through what Singapore's consumer and housing bodies say a contract should cover, and what homeowners say they wish they had checked.

What a contract should cover

The Competition and Consumer Commission of Singapore (CCCS) sets out five areas for renovation firms: an agreed timeline, transparent itemised pricing with no hidden costs, accurate descriptions of the work, a clear exchange, repair and refund policy, and the customer's consent to variations ^[1].

The Singapore Judiciary's guide to renovation contracts turns this into homeowner checks ^[2]:

• Scope, price and timeline in writing. The contractor's name and UEN should match ACRA records.
• Itemised pricing, with fixed and estimated charges separated and GST status stated.
• The deposit, staged payments, and whether payment can be withheld until defects are fixed.
• Variations agreed in writing, at least by email or text.
• A defects liability period. Photograph the premises after handover and keep a written defects list.
• Regular inspection during the works.

Payment: money should follow the work

The Consumers Association of Singapore (CASE) says homeowners should not pay more than 20% upfront before work begins, except for a single-task job such as wardrobes for one room, and should negotiate to withhold 5% to 10% until the work is satisfactorily complete ^[3]. Its guidebook gives this sample schedule ^[3]:

CASE says CaseTrust-accredited renovators use a standard contract and a deposit performance bond ^[3]. The sample is a rule of thumb. Your own scope may need different stages.

What homeowners say on this: in a November 2025 r/asksg thread, one commenter said a 50% upfront payment, or near-full payment before carpentry is done, is a red flag, and another said a four-milestone split such as 10% / 40% / 45% / 5% is what most firms offer in practice, with handover often before defects are fixed ^[8]. These are individual comments on an anonymous forum. They show what some homeowners are being asked, not how common any schedule is.

If your home is an HDB flat

HDB's rules for flat owners ^[4][9]:

• Engage a contractor from HDB's Directory of Renovation Contractors, even for works that do not need HDB approval.
• All demolition and hacking of walls, partial or complete, needs HDB's prior written approval.
• Window works must be done by BCA-approved window contractors, and air-conditioner installation needs a BCA-trained professional.
• Give written notice to neighbours within a radius of two units at least five days before works begin.
• A contractor may use only two HDB-approved handheld power tools at a time.
• The flat owner is responsible for the contractor following the rules; offences can lead on conviction to a fine of up to $5,000 and other penalties.

The CASE guidebook adds that for HDB flats, permits are needed for works affecting structural integrity and that your renovator typically handles the application ^[3]. Ask who is applying and who is paying before you sign.

At handover: where leverage sits

CASE advises making the final payment only after rectification work is complete and you have received all documentation and warranty cards. It notes that most renovation contracts include a 12-month defect liability period, and recommends asking for a workmanship warranty of at least 12 months ^[3]. It also says contractors commonly give a grace period, usually 14 days, to report additional defects ^[3]. The warranty typically covers the defective area, not full replacement, and may exclude materials you supply yourself ^[3].

CASE also cautions homeowners to treat renovators fairly when withholding payment, because goodwill helps with later repairs ^[3].

What homeowners say they wish they had known

TODAY interviewed 12 first-time homeowners in 2024 about their renovations. Their advice, as reported ^[6]:

• Ask about the person who will run your project: their experience, how often they update you and how many projects they are juggling, not just the firm's portfolio.
• Watch for upselling once work has started.
• Check each stage before the next trade starts. One homeowner described poor wall hacking affecting later tiling and fittings.
• Do not make full payment until works are completed acceptably. Several said they found it hard to get defects fixed after paying in full.

A 2020 99.co article collected seven homeowners' regrets. The themes included hiring an inexperienced designer, not supervising work, not getting full renders and feeling rushed into material choices ^[7].

Limits on this reading: these are published accounts and one forum thread, chosen by their publishers or posters. They tell us what some people regret, not how common each problem is, and we did not verify any individual account. Neither source describes how a specific firm performed, and none is named here.

When it goes wrong

CASE reported 962 complaints against renovation contractors in 2024. About 97% were against firms that were not CaseTrust-accredited. Renovation accounted for about S$728,000 in prepayment losses, the highest of any sector that year, and CASE said all the cases where consumers lost prepayments involved non-accredited firms ^[5]. Accreditation is not a guarantee of a good outcome, but CASE says accredited firms must attend mediation at CASE on request ^[3][5].

The Judiciary's guide says that if a contractor will not rectify defects, the consumer should first try to resolve the dispute with a third party before going to court. Options it names are a complaint to CASE, which may invite mediation, or mediation run by a third party if the contractor agrees. If it goes to a claim, check first whether it can be lodged with the Small Claims Tribunals; otherwise get legal advice ^[2]. This is guidance, not a required sequence, and which route is open depends on the contractor and the claim. Keep a written record of the agreed scope, the variations and the defects from the start.

What we could not verify

We did not check any particular contractor or review platform, and we did not compare the cost ranges quoted in guides because they depend on flat type and year. We did not find an official source that says how often renovations go wrong, so we have not given a rate.