Our ref: APPBCA-2022-12 For enquiries, please contact:
Building Engineering Group (#12-01)
Tel: 1800 3425 222 (1800-DIAL-BCA)
01 Sep 2022 or use our Online Feedback Form at:
See Distribution List https://www.bca.gov.sg/feedbackform/
Dear Sir/Madam
ENHANCED REQUIREMENTS FOR ENSURING THE SAFETY OF DEMOLITION WORKS
Objective
This circular is to inform the industry of the requirements (summarised at paragraph 6
and explained at paragraphs 8 to 11 below) (“enhanced requirements”) for demolition works
regulated under Part II of the Building Control Act 1989 (“BC Act”), which shall apply to a
building (or any part thereof) where:
(a) the building is more than 5 storeys high; or
(b) the building is more than 40 years old*, but excluding any bungalow, semi-
detached, terrace or linked house (“residential landed properties”). *The age
of the building shall be determined from the date of the temporary occupation
permit (or its equivalent at the time) or certification of statutory completion (or
its equivalent at the time), whichever is earlier, to the date of submission of the
first structural plan under section 5(1) of the BC Act for the project involving the
demolition works.
(“applicable building”)
Background
2. Paragraph 7 of the objectives and performance requirements set out in the Fifth
Schedule of the Building Control Regulations 2003 (“BC Regulations”) relating to ‘Structural
Design and Construction’ states that:
“If a building or structure or any part thereof is to be demolished, the demolition works
shall be carried out safely and without impairing the stability of any other part of that
building or structure or another property.”
3. In the Approved Document, paragraph B.3.6.1 states that: “The demolition works shall
conform to the Code of Practice for Demolition – SS 557” (“SS 557:2010”). In turn, SS 557
stipulates, among other things, that:
(a) The demolition plan should be prepared with findings from a detailed survey of
the building to be demolished and its vicinity. Throughout all stages of the
demolition, it is essential to maintain the structural stability of the building being
demolished, including neighbouring and adjoining buildings and temporary
works. This is to be supported by a stability report with the necessary and
appropriate calculations;
(b) The building should be examined and, if necessary, tests carried out to
determine its condition, and whether the constituent materials have
deteriorated in strength which could result in structural instability due to the
demolition works.
4. BCA considers the demolition works in respect of the applicable buildings to have
greater safety risks and hence BCA will be imposing the enhanced requirements on the
applicable buildings.
Commencement date
5. The enhanced requirements for demolition works shall apply to an applicable building
where the first structural plan for the project is submitted to the CBC under section 5(1) of the
BC Act on or after 1 November 2022.
Summary of the enhanced requirements
6. A summary of the enhanced requirements for demolition works carried out in respect
of an applicable building is as follows:
(a) Pursuant to Regulation 10B(2)(a) of the BC Regulations, the demolition
sequence in the demolition works plans submitted to the Commissioner of
Building Control (“CBC”) under section 5(1) of the BC Act (“demolition works
plans”) must include details of the soft stripping (explained at paragraph 8
below) to be carried out by the builder appointed under section 8(1)(c) of the
BC Act (“Builder”); and
(b) The Qualified Person appointed under section 8(1)(b) or 11(1)(d)(ii) (“QP”) must
conduct a detailed inspection and appraisal of the structural elements of the
building (“structural appraisal”) after soft stripping has been carried out by the
Builder. Following this, the QP must, pursuant to section 6(2)(e) of the BC Act,
prepare and submit the following additional documents to the CBC, along with
the application for permit to carry out structural works in respect of the
demolition works under section 6(1) of the BC Act (“demolition permit”):
(i) the declaration in Annex A; and
(ii) a structural appraisal report, of which the requirements are minimally
set out at paragraph 10 below.
Please refer to the flow chart at Annex B which summarises how the enhanced
requirements interact with the current submission requirements under sections 5(1)
and 6(1) of the BC Act in respect of demolition works.
7. Notwithstanding the enhanced requirements, please note that project parties remain
responsible and are expected to exercise their professional judgment to ensure that regulation
26 of the BC Regulations as well as any other requirements in the BC Act and its subsidiary
legislation are complied with. For example, project parties should consider carrying out soft
stripping and conducting a structural appraisal of a building (even where the building is not an
applicable building) where the circumstances call for the same.
Requirement for soft stripping
8. The objective of soft stripping is to expose the structural elements of the applicable
building for the purpose of enabling the QP to carry out a detailed structural appraisal of the
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applicable building. Such soft stripping shall include but not be limited to the removal of all
fixtures and fittings, partitions and ceilings, and all types of internal claddings.
Requirement for structural appraisal report
9. After soft stripping has been carried out by the Builder, the QP must conduct a
structural appraisal of the applicable building and prepare a structural appraisal report. The
declaration at Annex A and the structural appraisal report must then be submitted to the CBC,
along with the application for demolition permit, pursuant to section 6(2)(e) of the BC Act.
10. The structural appraisal report prepared by the QP must minimally:
(a) identify and address any weaknesses, defects, deterioration in or other damage
to the structural elements of the applicable building, or otherwise certify that
there are no such weaknesses, defects, deterioration in or other damage to the
structural elements;
(b) identify and address any risks posed by structures which do not have any
redundancies, or which are subject to tension forces (e.g. cantilever structures,
hanging columns, transfer structures, etc), or otherwise certify that there are no
such risks posed by structures which do not have any redundancies, or which
are subjected to tension forces;
(c) identify and address any risks posed by structures which are constructed of
timber or masonry, or otherwise certify that there are no such risks posed by
structures which are constructed of timber or masonry;
(d) identify and address any risks of an unplanned collapse due to change of use
or loading regime in the course of the proposed demolition works, or otherwise
certify that there are no such risks of an unplanned collapse due to change of
use or loading regime in the course of the proposed demolition works;
(e) certify that the demolition works plans remain adequate for the purpose of
ensuring that the demolition works are carried out safely and without impairing
the stability of any other part of the applicable building or another/adjacent
property or affecting public safety;
(f) where necessary, propose additional measures to ensure that the demolition
works are carried out safely and without impairing the stability of any other part
of the applicable building or another/adjacent property or affecting public safety
throughout the demolition process;
(g) for buildings which are more than 40 years old (as determined in accordance
with paragraph 1(b) above) or where the strength or quality of the concrete of
the applicable building is in doubt, certify that the appropriate non-destructive
tests * to determine the applicable building’s condition and its constituent
materials have been conducted. Such non-destructive tests include but are not
limited to core tests to determine the in-situ concrete strength;
* The tests carried out shall comply with SS EN13791:2009 and its complementary
standard SS 592:2013.
(h) certify that section 5.2.2 of SS 557:2010 has been complied with.
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11. Where the structural appraisal reveals that:
(a) the demolition works plans are inadequately prepared for the purpose of
ensuring that the demolition works are carried out safely and without impairing
the stability of any other part of the applicable building or another/adjacent
property or affecting public safety; or
(b) the demolition works plans do not tally with the actual structural layout or
structural framing of the building,
the QP is to submit amendment demolition works plan for approval under section
5A(1) of the BC Act.
Reminder on ensuring safety of demolition works
12. Separately, we would also like to remind the QPs of the matters set out in Annex C.
Clarification
13. Please disseminate the contents of this circular to your members. If you need any
clarification, please submit your enquiry through BCA’s Online Feedback Form at
https://www.bca.gov.sg/feedbackform/. Thank you.
Yours faithfully
ER. VIVIEN FOO
DIRECTOR
BUILDING ENGINEERING GROUP
BUILDING AND CONSTRUCTION AUTHORITY
for COMMISSIONER OF BUILDING CONTROL
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ANNEX A
Declaration by the Qualified Person appointed under section 8(1)(b) or 11(1)(d)(ii) of the
Building Control Act 1989 in respect of the demolition works
(Explanatory notes:
1. To be submitted together with an application for a permit to carry out structural works
pursuant to section 6(2)(e) of the Building Control Act 1989 (“BC Act”);
2. Only required for demolition works involving a building (or any part thereof) where:
(i) the building is more than 5 storeys high; or
(ii) the building is more than 40 years old*, but excluding any bungalow, semi-detached,
terrace or linked house.
*The age of the building shall be determined from the date of the temporary
occupation permit (or its equivalent at the time) or certification of statutory
completion (or its equivalent at the time), whichever is earlier, to the date of
submission of the first structural plan under section 5(1) of the BC Act for the project
involving the demolition works.)
Project Ref. No: ST Ref. No.:
Project Description: (the “Building”)
Age of the Building:
Number of storey:
Approximate height of the Building:
I, _________________ (insert name) hereby certify and declare that:
the Builder appointed under section 8(1)(c) of the BC Act had removed all fixtures and
fittings, partitions and ceilings and all types of internal claddings (“soft stripping”) of the
Building on _________ (insert dates); and
I have on _________ (insert dates) inspected and appraised the structural elements of the
Building and, in my opinion, the demolition works shown in the demolition works plans are
adequate for the purpose of ensuring that the demolition works are carried out safely and
without impairing the stability of any other part of the Building or another/adjacent property
or affecting public safety.
Name, signature and stamp
Qualified Person appointed under section
8(1)(b) or 11(1)(d)(ii) of the BC Act for the
demolition works
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ANNEX B
FLOW CHART ON THE ENHANCED REQUIREMENTS
This flow chart summarises how the enhanced requirements interact with the current
submission requirements under sections 5(1) and 6(1) of the BC Act.
Application for demolition
Demolition works plans
permit submitted to the CBC
submitted to the CBC under
under section 6(1) of the BC
section 5(1) of the BC Act
Act
Enhanced requirements
Demolition
QP2 to submit
sequence1 in the Soft stripping to be declaration in
demolitions works carried out by Annex A as well as
plans must include Builder, following structural appraisal
details of soft which structural report, together with
stripping to be appraisal to be the application for
carried out by conducted by QP demolition permit
Builder
1
For sequential demolition, please refer to the checklist at section 2, Annex B of SS 557:2010 for
guidance.
2 For applicable buildings where the enhanced requirements apply, it is recommended that the QP for
design also be appointed as QP for the supervision works.
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ANNEX C
ENSURING SAFETY OF DEMOLITION WORKS
A. Top down demolition by machines
1. In preparing the demolition works plans, where demolition works are to be carried out
by machines which are lifted and placed on the building for the demolition works to be
carried out progressively from top down, the Qualified Person appointed under section
8(1)(a) or 11(1)(d)(i) of the BC Act must ensure that the following are thoroughly
reviewed:
(a) The location of openings for the steel ramp;
(b) The number of layers and spacing of steel props;
(c) The demolition sequence for each floor;
(d) The method and safety measures for demolishing each structural element;
(e) The safety zones for movement of demolition equipment (e.g. machine mounted
breakers/crushers shall not be within a prescribed safe distance from the building’s
edge or an opening in the floor);
(f) Adequacy of propping, catch fan, catch platform and safety netting;
(g) Separate method statement to be provided for demolition of the following
elements:
(i) Prestressed beams or slabs, whether bonded or un-bonded;
(ii) Precast structures; and
(iii) Structures with limited load transfer capability.
(h) Consideration for debris and waste handling, including the maximum height of
debris allowed to be accumulated on the floor and location for debris removal;
(i) Supervision required by accredited site supervisor to avoid overloading from
accumulation of debris and that the demolition works are carried out in accordance
with the approved plans.
B. Mechanical demolition by machine operating from the ground
2. Where demolition works are to be carried out by machines operated from the ground
outside the building (e.g. high reach machines, which are typically equipped with long
boom arm):
(a) The QP must evaluate the risks involved in using such machines and ensure that
the demolition works are carried out safely and without impairing the stability of
any other part of the building or another/adjacent property;
(b) Such machines must be operated with a minimum clear space of half the
remaining building height to be demolished, which serves as a safety buffer
against falling debris. A minimum clear space of half the remaining building height
to be demolished should also be provided around the entire parameter of the
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building to be demolished. For constricted sites where this is not possible, the QP
may wish to consider using a top down demolition method or implementing other
containment measures instead;
(c) The demolition works should begin from the highest floor and proceed downwards
to the ground, floor by floor and the QP must ensure that the stability of the
remaining building is maintained, and not impaired by the accumulation of debris
which may result in an unplanned collapse.
Note: For more information on the use of high reach machines, please refer to the ‘High
Reach Demolition Rig – General Notes’ by the National Federation of Demolition
Contractors.
C. Other safety considerations
3. Where the demolition works are likely to result in materials and debris falling onto areas
of public access or private property that is not a part of the demolition site, protective
hoarding, or catch fans should be erected, or a temporary closure be sought to prevent
public access. The protective hoarding and catch fans should be of adequate strength
for their intended purpose.
4. For demolition works involving buildings that are not applicable buildings (as defined in
paragraph 1 of this circular), the QP should nevertheless conduct a structural appraisal
of the building before the QP applies for the demolition permit in order to:
(a) identify any weaknesses, defects, deterioration in or other damage to the structural
elements; and
(b) confirm that the as-built plans used for the preparation of the demolition plan
accurately reflect the actual floor layout of the building.
5. For insignificant building works that are being demolished, the QP should remind the
Builder to carry out the demolition of such insignificant building works in accordance with
the relevant standards and codes of practice.
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CIRCULAR DISTRIBUTION LIST
DISTRIBUTION LIST (via e-mail):
PRESIDENT
INSTITUTION OF ENGINEERS, SINGAPORE (IES)
70, BUKIT TINGGI ROAD
SINGAPORE 289758
PRESIDENT
ASSOCIATION OF CONSULTING ENGINEERS, SINGAPORE (ACES)
18 SIN MING LANE
#06-01 MIDVIEW CITY
SINGAPORE 573960
PRESIDENT
SINGAPORE CONTRACTORS ASSOCIATION LIMITED (SCAL)
CONSTRUCTION HOUSE
1 BUKIT MERAH LANE 2
SINGAPORE 159760
PRESIDENT
SINGAPORE INSTITUTE OF ARCHITECTS (SIA)
79 NEIL ROAD
SINGAPORE 088904
PRESIDENT
SOCIETY OF PROJECT MANAGERS (SPM)
168 JALAN BUKIT MERAH CONNECTION ONE #10-01
SINGAPORE 150168
C/O SIPM CONSULTANTS PTE LTD
PRESIDENT
SINGAPORE INSTITUTE OF BUILDING LIMITED (SIBL)
9, AH HOOD ROAD #02-04,
SINGAPORE 329975
PRESIDENT
REAL ESTATE DEVELOPERS’ ASSOCIATION OF SINGAPORE (REDAS)
190 CLEMENCEAU AVENUE
#07-01 SINGAPORE SHOPPING CENTRE
SINGAPORE 239924
PRESIDENT
SINGAPORE INSTITUTE OF SURVEYORS & VALUERS (SISV)
110 MIDDLE ROAD #09-00
CHIAT HONG BUILDING
SINGAPORE 188968
PRESIDENT
SINGAPORE STRUCTURAL STEEL SOCIETY (SSSS)
1 LIANG SEAH STREET
#02-11/12 LIANG SEAH PLACE
SINGAPORE 189022
PRESIDENT
GEOTECHNICAL SOCIETY OF SINGAPORE (GEOSS)
C/O GLOBEWERKS INTERNATIONAL PTE LTD
22 SIN MING LANE
#03-85 MIDVIEW CITY
SINGAPORE 573969
PRESIDENT
PROFESSIONAL ENGINEERS BOARD, SINGAPORE (PEB)
52 JURONG GATEWAY ROAD, #07-03
SINGAPORE 608550
PRESIDENT
BOARD OF ARCHITECTS (BOA)
5 MAXWELL ROAD
1ST STOREY TOWER BLOCK
MND COMPLEX
SINGAPORE 069110
DIRECTOR OF INFRASTRUCTURE
SCHOOL CAMPUS DEPARTMENT
MINISTRY OF EDUCATION
1 NORTH BUONA VISTA DRIVE
SINGAPORE 138675
DIRECTOR
BEST SOURCING DEPARTMENT
PUBLIC UTILITIES BOARD
40 SCOTTS ROAD #18-01
ENVIRONMENT BUILDING
SINGAPORE 228231
DEPUTY CHIEF EXECUTIVE
INFRASTRUCTURE & DEVELOPMENT
LAND TRANSPORT AUTHORITY
1 HAMPSHIRE ROAD
BLOCK 8 LEVEL 1
SINGAPORE 219428
DEPUTY DIRECTOR
PROJECT DEVT & MGT SECT 1 (C&S)
BUILDING QUALITY GROUP
HOUSING & DEVELOPMENT BOARD
HDB HUB
480 LORONG 6 TOA PAYOH
SINGAPORE 310480
DIRECTOR
TECHNICAL SERVICES DIVISION
JTC CORPORATION
THE JTC SUMMIT
8 JURONG TOWN HALL ROAD
SINGAPORE 609434
DIRECTOR
BUILDING
PEOPLE’S ASSOCIATION
9 STADIUM LINK
SINGAPORE 397750
PRESIDENT
THE TUNNELLING AND UNDERGROUND
CONSTRUCTION SOCIETY SINGAPORE (TUCSS)
C/O CMA INTERNATIONAL CONSULTANTS PTE LTD
1 LIANG SEAH STREET
#02-12 LIANG SEAH PLACE
SINGAPORE 189022
PRESIDENT
SOCIETY OF ROCK MECHANICS AND ENGINEERING GEOLOGY
1 LIANG SEAH STREET
#02-12 LIANG SEAH PLACE
SINGAPORE 189022
DEPUTY CHIEF EXECUTIVE OFFICER
SENTOSA DEVELOPMENT CORPORATION
33 ALLANBROOKE ROAD, SENTOSA
SINGAPORE 099981
HEAD (FIRE SAFETY AND BUILDING CONTROL)
BUILDING AND INFRASTRUCTURE
DEFENCE SCIENCE & TECHNOLOGY AGENCY
1 DEPOT ROAD
DEFENCE TECHNOLOGY TOWER A
SINGAPORE 109679
DIRECTOR
BUILDING AND INFRASTRUCTURE
DEFENCE SCIENCE & TECHNOLOGY AGENCY
1 DEPOT ROAD
DEFENCE TECHNOLOGY TOWER A
SINGAPORE 109679
PRESIDENT
SINGAPORE GREEN BUILDING COUNCIL (SGBC)
200 BRADDELL ROAD
BLOCK H, LEVEL 2 BCA BRADDELL CAMPUS
SINGAPORE 579700
PRESIDENT
SPECIALISTS TRADE ALLIANCE OF SINGAPORE (STAS)
23 GENTING ROAD
#07-01 CHEVALIER HOUSE
SINGAPORE 349481
PRESIDENT
SINGAPORE INTERNATIONAL FACILITY MANAGEMENT ASSOCIATION (SIFMA)
BLK 201 KIM TIAN ROAD #03-400
SINGAPORE 160201
PRESIDENT
ASSOCIATION OF PROPERTY AND FACILITY MANAGERS (APFM)
110 MIDDLE ROAD
#09-00 CHIAT HONG BUILDING
SINGAPORE 188968
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