IceEyez

Typically can hear a slight hum - but really depends on how powerful the fan you install. The more powerful, the better it works, but noisier of course. The installer/contractor will be able to advise what speed/size fan to install for the area/volume you need you need to vent for the bathroom. Do consider whether you want to link the fan to switch on when the lights are on, or whether it is linked. Meaning lights on, fans also auto switch on. Convenience versus Flexibility.

Hi all, Just to clarify, PEs (Meaning engineer QPs) are not allowed to submit for New Erection (Tear down completely and rebuild) or Recon category submissions for landed houses. PEs are only allowed to submit for A&A category works for landed. Architect QP will be required in your situation. For an inter terrace house, expect structural engineer fees to cost around $18-$25k (Assuming 3 stories, excluding basement). Structural will both design the structure and get approvals from BCA for the structural portions of the project. Architect fees around $60k and above depending on complexity of design envisioned, size of house required, how famous/skilled the architect is. There are super established famous architects that will easily charge $120k and above even for a small inter-terrace houses

Actually the structural support system for metal roof required is slightly different from metal roof - got to do with how the direction the sheets are being layed versus individual clay tiles. So yes it is possible true that your roof will need to add new purlins. The contractor will need to check the existing structure first. Did a few projects recently - tile roof change to metal roof. Based on the existing timber roof structure, engineer had advised that we need to add some 100X50mmX20mm intermediate lipped channels to allow the actual laying of the metal roof sheets.

Are you in a tree conservation area? If not, then almost certainly you can remove the trees. It is unlikely you have some super mature rare tree outside along your kerb that Nparks will insist on keeping. Instead, as part of their conditional to allow to remove, Nparks may request for you to plant back some tree at another location. along the kerb. Should be not an issue if not in any TCA, but of course as always, you need to get a QP to submit to Nparks/LTA/PUB for actual approval before doing any works.

haha the owner is trying to upsell you his house and foundation 🤣. Foundation design is done based on the soil condition and has to go through BCA checking and approval. And BCA has a high safety factor for stuff, so its not anyhow up to the engineer to decide. Nobody will go spend unnecessary on piling if it is not required.

It is rather strange that BCA concerns themselves with SCDF. BCA will ask for the fire safety certificate but they don't be directly commenting on fire code compliances. Also, since forever there was never any regulation saying that landed houses need fire sprinkler systems or external fire escapes. But anyway for any A&A work/Recon you just need to comply with the latest authority codes, which definitely do not need separate staircases for attics. The only code for landed house regarding staircases/means of escape for 4 or more storey houses with a basement, the basement will need to have a separate staircase that discharges to external area of the 1st storey. Cannot connect to the rest of the staircases.

I think what yoongf is saying that that it still fulfills the semi-D guidelines but feels like a detached house:) I don't think he is advocating submitting as semi-D then secretly building a detached 😂 I've actually done a project that is a semi-D that is designed to feel like a detached house. Essentially we created a gigantic full length air-well along the entire party wall side where we placed the staircase and walkways. All rooms as a result have windows/doors on two sides to have cross ventilation and improve the amount of light entering. The construction cost of going through the architect route is not necessarily more expensive versus a builder. In fact there is a fair tender process for the selection of the eventual construction (4-5 tenderers are usually invited to bid for the project). The biggest advantage of going through the architect route when selecting contractors is that everybody is pricing for the same thing as the design is finalized, versus D&B contractors giving a quote at the start before there is a fixed design. Why some people think that D&B route is actually because the D&B designs tend to be more "basic", while architect design may be more fancy. Its like comparing a guy selling oranges with a guy selling apples. Not even the same item how to say which seller is cheaper ?😅

Basically the more "work" you do, the closer it is to the rebuild price. The whole point of A&A or even Recon is to minimize the amount of changes (versus rebuilding) to be cost effective. But anyway the case you are describing - leveling almost everything but keep some columns will be considered as "Recon" and not "A&A". Guidelines for A&A is as per what yoongf has posted.

Thankfully there are no such requirement for landed houses :) Single staircase will suffice for landed houses regardless of how many floors there are.

Dote not that actually the only difference between "renovation" and "A&A" is: 1) URA Submission fees. For landed house if can do under lodgement will only be $742. 2) Time line - slightly longer time required to obtain approvals from URA. Even without A&A submission to URA and under "renovation", it is entirely possible that you still need to submit to BCA as long as it doesnt fall under the BCA exemption list. Eg. If you extend 2nd storey you need to to submit to BCA/obtain TOP anyway. Conversely, it is possible to have to submit to URA, but don't need to submit to BCA, engage PE, obtain TOP etc. (example - if you build a larger than 20sqm 1st storey extension constructed with light weight roof)

Generally, a larger built-up/GFA, more rooms etc does command a higher price when selling, assuming all other conditions remain constant (Market sentiment, condition of house etc). Of course do consider how much any extension might cost to build and weight it against possible increase in value. And whether this increase in cost stretches your budget to such an extent that it makes you compromise on other aspects of the renovation (materials/finishes etc).

It is rather rare for there to have any stains. Typically there are stains only if the water travels over a large distance of roof, or a ledge with insufficient gradient and accumulates a lot of dirt/dust before it hits the floor or wall. Otherwise typically with metal roofs or tiled roofs, there shouldn't be such an issue. Metal roofs typically require 3-4 degree gradients, while tiled roofs require 15-20 degrees (The modern flat clay tiles require less gradient versus the more traditional arched tiles). Even if you have a balcony, it doesn't necessary mean that the water will flow from the roof into it. It depends on how you design the roof profile. If staining the tiles is a concern, you can choose to slope the roof away from where the balconies are at. As for aesthetics of the roof finish, it is entirely possible to design the house such that the roof is not even visible in the first place ?, so doesnt matter whether it is metal or clay tiles. In this case, metal is cheaper, more durable and more light weight.

Just to add on, landed houses whether in a designated landed housing zone or not, are not limited by plot ratio. They just need to purely follow envelope control guidelines. And yes single unit houses develop back into a single unit, even if there there is a change in typology (semi-D to detached, or terrace to semi-D for example), is exempted from Development Charge.

You mentioned that you are looking at extending the 1st storey by 25sqm. As long as the increase in GFA is more than 20sqm, it will be considered as A&A works and you will need to submit to URA. BCA can be exempted if it has a lightweight roof, but for safety concerns yes there should definitely be a PE who designs the structure.

Also do consider also whether you are planning for future electric car chargers. If you intend to have high capacity fast charging, it can easily take up 40A by itself per charger. How many fridges? Type of A/C? Ducted versus wall mounted units. Multiple induction hobs? A/C will be on 24/7? Multiple fridges? It all boils down to life style and habits, rather than simply floor area.

Of course its willing buyer/seller, but basically its fair to point out whats higher than the norm/market rates or when people are out to "chop carrot heads". Anyway, got large mega malls etc, fees are actually typically in the 0.5-2% ranges.

I would just ignore the guy. He doesn't sound like he has any basis for any claims, since i suppose you did not sign anything with him?

Under the Singapore Institute of Architect's recommended fees for services, even the most complex classification of projects (of which landed houses fall under), the recommended fees range between 5% (projects worth 50m+) to 10% (projects worth 500k+) only. Typically it is much lower then that TBH. I've worked in branded award winning architect firms before and they don't charge anywhere close to 10%, even for complex GCBs. 13% is an outlier, even if your friend is willing to pay for it.

Hi Renos, Simple basic verbal consultation where drawings or any design was not provided would not be chargeable. 1k/hr for what you described for that "consultation" is definitely not the norm. ? And secondly 10-15% of construction fees is day light robbery hahaha.

Aside from the ERSS requirements, the depth of the sewer will also determine the size of the trench required. For sewer whose depth is less than 3m (measured from the proposed floor level), the trench width required is 750mm. If the sewer is more than 3m depth, than you require something closer to 1.3-1.5m in width. More width = more concrete, labour etc.

Hi, 1) Repositioning of windows will not require BCA approval. However, it may require URA submission unless it fulfills the criteria below: Replacement or changing of windows and doors. URA's approval is not required if: a. there is no increase in GFA, b. there is no reduction in setback, and c. it does not involve changing of window from high level to low level. 2) Yes changing position of staircase definitely will require application to BCA, as this involves major structure work. Rightfully, URA approval will also be required.

The new guidelines no longer limit mezzanine as a percentage of the floor plate. Just need to ensure that there is sufficient headroom. Taking Base of 115sqm foot print for New Erection (Rebuild): 1st: 115sqm = 1237sqft 2nd: 115sqm = 1237sqft 3rd: 115sqm = 1237sqft Attic: Estimated 60% of typical floor plate = 0.6*115sqm = 69sqm = 742sqft Mezzanine: Estimated 80% of typical floor plate = 0.8*115sqm = 92sqm = 990sqft Total: 5443sqft And if cost is not a factor ?, than you can even consider building a basement/basement carporch. People tend to think of basements as dark dingy spaces but there are many ways to make it bright and naturally ventilated - through the use of airwells etc. Basements don't require typical setbacks (aside from construction set backs), so you could easily add another 2000+sqft of GFA there for a total of 7000+ GFA And yes snooze is right again, the designer seems to be only giving you the icing on the cake. In fact to even retain the existing non-compliant portions of the house, you cannot simply keep ONLY the beam and the columns and expect to retain the non-conforming parts of the house. I can share with you URA's specific requirement for one of my previous projects: "25 per cent of the existing floor plate comprising an integrated wing of existing columns, beams, floor slab and external walls which includes the non-conforming portion of the house, is retained. Please note that if the existing front wall is to be demolished/replaced substantially with a new wall, the minimum 7.5m front setback is required for the proposed new wall. " This means that there is you cannot totally change the non-confirming facade to whatever design you want by just keeping the beam/column. URA will care that the walls itself is not simply all torn down too. Something to keep in mind.

Hi Darius, Yes Snoozee is right. any NEW structures/building will need to be inside the setback region. So meaning if there are existing 2 stories with only 3 m set back and you want to build another 1.5 stories. The new 1.5 stories will still need to comply with the 7.5m setback anyway. Meaning that actually you might not be gaining that much space with a reconstruction/A&A route. And another thing to note that actually the difference in cost between reconstruction and a brand new erection is not that much if you are looking at construction new floors above. Percentage savings could be only 10-15%. Reason being that you will still need to spend a lot of money on temporary propping structures to support the existing structure while you are construction new footings/columns within the existing house. For that percentage savings, you will have to compromise on ceiling height (forced to stick to the existing), flexibility of layout/design will be determined by existing structure, 1st storey floor slab waterproofing and anti-termite cannot be redone etc. Aside, speaking as an architect, squarish layouts are in fact more interesting to design with! Longish layouts tend to be more less flexible as most of the time you need to incorporate some form of long circulation space to allow people to walk from one space to another. Square layouts are actually more space efficient as you have less "wasted circulation" spaces. Just a thought.

Hi! Yes, lofts smaller than 5sqm can be classified as a "furniture deck" and don't need to submit to BCA/URA. However, for the size that you are talking about, building plan and structural submission to BCA will be required. Also note that once it is more than 10sqm, you will need to fully comply with the regulation for a proper staircases to the loft - access can no longer be through a "ladder' type of stairs. You (or your contractor) will need to engage a Professional engineer to endorse the building and structural plans and submit to BCA for approval. Cost wise, we are looking at easily $40k and above (for that size we are looking at steel structure as the min requirements + staircase). Cost can go up depending on the type of floor finishes used (vinyl versus hardwood or tiles, type of railing - metal or glass), whether you need additional aircon, how extensive electrical work is.

Typical duration for that type of house and GFA in non-covid times we are looking at 16-18 months on average. This is talking about construction time only. If you factor in the design/submission stages etc, probably looking at closer to 2.5 years.