BCA Fixed Installation Plan Submission Requirements: A Complete Guide for Singapore Lift Owners

Adrian ChiewOct 30, 2025

Planning major lift modernisation works in Singapore? Under the new Building Control (Fixed Installations) Regulations 2025, BCA plan approval is now mandatory before modernisation work can begin.

The new mandatory FI plan submission represents a fundamental change from reactive to proactive compliance. Previously, you could complete modernisation works and address compliance issues afterward. Now, plan approval is required before any major modernisation work commences.

This guide covers the complete FI plan submission process for lift modernisation projects, including required documents, realistic timelines, the critical 13 type testing certificates, and practical steps to ensure smooth approval.

(UPDATED October 2025) We have written extensively on the BCA Fixed Installations Regulations 2025. If you have a specific scenario that you're looking to learn more about, you can check out by clicking the links below:

What is the FI Plan Submission Regime?

The FI plan submission regime shifts Singapore's lift regulation from post-completion compliance checking to pre-installation design approval.

Fundamental Shift in Regulatory Approach

Previous Process:

Installation first
Completion
Compliance checking (often finding non-compliances which requires costly rectifications only after work is done)

New Process:

Design review
BCA plan approval
Installation with compliance already assured
Final compliance check

This transformation ensures compliance verification happens at the design stage, preventing non-compliances which require costly rectifications post-installation.

Why BCA Introduced This Requirement

BCA introduced mandatory plan submission for several key reasons:

Proactive Safety Assurance

Early identification and correction of design flaws before installation
Prevention of non-compliant installations that could compromise safety
Reduced risk of accidents from inadequate design decisions

Lifecycle Management

Professional oversight from design through commissioning
Comprehensive documentation trail for future maintenance and upgrades
Integration of modern safety standards (ACOP, UCMP) from project start

Regulatory Alignment

Consistent approach with building plan submission requirements
More efficient approval processes for integrated building projects
Standardised procedures across construction and installation work

Who Needs to Submit FI Plans

For lift modernisation projects, the BC(FI) Regulations establish a clear responsibility hierarchy:

Primary Responsibility:

Building owners planning major Category A alteration/replacement works (most common scenario for lift modernisation)
Lift modernisation contractors acting on behalf of building owners

Fallback Hierarchy:

Building owner/developer (primary)
Builder (if owner fails to appoint Plan Submission QP)
FI works contractor (final fallback)

For building owners planning lift modernisation involving Category A works, you or your appointed modernisation contractor must navigate this plan submission process. Success requires early engagement with qualified professionals who understand these requirements.

When Do You Need to Submit FI Plans?

Understanding when plan submission is mandatory helps you plan your lift modernisation timeline and budget accurately.

Mandatory FI Plan Submission Scenarios

Major Category A Alteration/Replacement Works

Category A works are the most comprehensive modernisation projects that significantly affect lift design. Listed in the First Schedule of BC(FI) Regulations 2025, these represent the most common scenario for lift modernisation in existing buildings.

Category A modernisation works for lifts include:

Increasing available car area - enlarging lift car dimensions for greater capacity
Adding car or landing entrances - through-car configurations or additional access points
Changing car mass by 5% or more - significant interior upgrades or structural changes
Modifying car bottom or overhead clearances - pit deepening or headroom adjustments
Upgrading E/E/PE safety devices or PESSRAL components - installing modern safety systems like ACOP and UCMP

These modernisation works require plan submission because they fundamentally alter the lift's design, affecting structural loads, safety calculations, refuge spaces, and system integration.

Projects Not Covered by Prior Building Plan Approvals

A critical timeline distinction affects whether your modernisation project requires FI plan submission:

Building Plan or Structural Plan submitted before 1 October 2025: No FI plan submission required—proceed under previous regulations
BP or ST applications submitted on or after 1 October 2025: FI plan submission required

Note: If your building submitted plans before 1 October 2025, your modernisation project may be exempt from the new FI plan submission requirements under the transitional provisions.

When FI Plan Submission is NOT Required

Transitional Provisions (Grandfathering)

Projects with valid Building Plan or Structural Plan submissions made before 1 October 2025 are exempt from the new FI plan submission requirements and can proceed under the previous BMSM Regulations 2016. This grandfathering provision provides important relief for projects already in the regulatory pipeline when the new requirements take effect.

Building owners benefiting from these transitional provisions must maintain clear records of their BP or ST submission dates to demonstrate exemption eligibility if questioned during the project execution or PTO application process.

Category B Major Alteration/Replacement Works

Category B works are major projects not listed in the First Schedule but still significant enough to require regulatory oversight. These follow a streamlined path: BCA notification before commencement rather than full plan submission and approval, though they still require QP(Sup) supervision and new PTO application after completion.

Common Category B examples:

Like-for-like hoisting rope replacement
Landing door components replacement (not adding new entrances)
Safety component replacement within same specifications

Exempted Installations

Certain specialized installations are not subject to BC(FI) Regulations:

Exempted categories:

Stage or orchestra lifts (performance venues)
Lifts used solely for building works (temporary construction lifts)
Amusement ride lifts
Ship or aircraft lifts

Stairlifts and vertical platform lifts (only when meeting ALL three criteria):

Maximum vertical displacement < 1,000mm
Maximum downward force < 150 Newtons
Service limited to single residential unit only

Important: Standard passenger lifts and goods lifts in commercial and residential buildings and private home lifts are not exempted and must comply with all new regulations regardless of age, size, or building type.

Who is Responsible for Plan Submission?

The BC(FI) Regulations establish a clear hierarchy of responsibility for FI plan submission, ensuring accountability while providing flexibility for different project structures.

Primary Responsibility: Developer

For most projects, the developer holds primary responsibility for plan submission:

Developer's Obligations:

Appoint Plan Submission QP [QP(Plan)] to prepare and submit FI plans
Appoint FI works contractor for installation works
Notify Commissioner of Building Control (CBC) of any known contraventions
Ensure coordination between QP(Plan), QP(Sup), and contractor

For Lift Modernisation Projects: Building owners typically act as "developers" for their modernisation projects, making them responsible for QP appointments. Your lift modernisation contractor can guide you through this appointment process.

Fallback Responsibility Hierarchy

If the primary responsible party fails to act, responsibility transfers down the hierarchy:

Developer (primary responsibility)
Builder (assumes responsibility if developer fails to appoint QPs)
FI Works Contractor (final fallback if neither developer nor builder appoints)

Practical Implication: This hierarchy ensures plan submission occurs regardless of which party takes the lead, preventing projects from stalling due to unclear responsibilities.

The Plan Submission QP (QP(Plan))

The QP(Plan) is the technical expert responsible for ensuring your project's design compliance.

Qualification Requirements

The QP(Plan) must be a Specialised Professional Engineer in Lift & Escalator Engineering (SPE(L&E)) registered with BCA, with:

Demonstrated expertise in lift and escalator systems
Current understanding of BC(FI) Regulations 2025 and relevant Singapore standards

Key Responsibilities

1. Design Compliance

Ensure FI design meets BC(FI) Regulations 2025
Verify compliance with Singapore Standard SS550:2020
Check critical safety elements (hoistway dimensions, refuge spaces, safety clearances)

2. Type Testing Verification (Critical)

Check and confirm all required type testing certificates for lifts
Verify certificates are valid at submission time
Ensure certificates match project specifications exactly

3. Plan Preparation and Submission

Compile all required technical drawings (site plans, hoistway plans, structural drawings)
Assemble certificates and supporting documentation
Submit via CORENET X or FormSG with proper encryption
Respond promptly to BCA queries during review

4. Post-Approval Coordination

Supply approved FI plans to Supervisor QP and FI works contractor
Ensure all parties understand approved specifications
Verify work proceeds from approved documentation only

5. Professional Obligations

Notify Commissioner of Building Control of any known contraventions
Maintain professional standards and accountability
Accept personal professional liability for compliance decisions

Flexibility in QP Appointments

The regulations allow the same SPE(L&E) to serve as both QP(Plan) and QP(Sup), subject to Building Control Act requirements.

Advantages of using a single professional:

Continuity: Consistent interpretation from design through installation
Cost efficiency: Combined engagement may reduce overall professional fees
Enhanced coordination: Single point of professional responsibility
Streamlined communication: Fewer gaps between design and installation teams

When to use separate professionals:

Complex multi-lift installations
Projects requiring specialized expertise at different phases
When benefits justify additional coordination complexity and cost

Step-by-Step: The FI Plan Submission Process

This guide walks you through each stage of FI plan submission, from QP appointment through BCA approval.

Step 1: Appoint Your Plan Submission QP

Essential Credentials:

Must be SPE(L&E) registered with BCA
Active registration with demonstrated expertise
Current knowledge of BC(FI) Regulations 2025
Experience with FI plan submissions

Verification Steps:

Confirm SPE(L&E) registration status with BCA
Request examples of recent FI plan submissions
Verify understanding of new regulatory requirements
Check availability for your project timeline

Optimal Timing for QP Appointment:

Early engagement (recommended):

Before detailed design finalization—allows QP input on compliance approach
Minimum 6-8 weeks before planned submission—provides adequate preparation time
During preliminary design phase—enables proactive compliance design

Why early appointment matters:

QP can influence design to ensure compliance from the outset
Prevents costly design changes later
Allows time for type testing certificate procurement
Enables thorough preparation of submission documentation

Step 2: Prepare Required Documentation

Comprehensive documentation is essential for successful FI plan submission.

For Lifts: Required Drawings

Site Plan

The site plan shows the lift within the broader building context, clearly marking lift locations within the building footprint and their relationship to building structure and other services. Include access points for modernisation works and maintenance, clearances from building boundaries and adjacent structures, north direction and scale notation, plus building address and lot identification.

Hoistway Plans (Critical for Compliance)

Hoistway plans are among the most scrutinized documents in your submission. The car top plan view must show refuge space dimensions clearly marked and dimensioned, with the car position when at the topmost landing. Document overhead clearances to building structure, access arrangements for maintenance personnel, and safety clearances per SS550:2020 requirements.

The lift pit plan view similarly requires refuge space dimensions in the pit area, showing the car position when at bottom landing. Illustrate all protruding features including buffers, guides, and equipment. Document pit depth and water drainage arrangements along with access arrangements and safety considerations.

Sectional views must demonstrate refuge spaces with the car at bottom position, all vertical clearances dimensioned accurately, and safety space requirements clearly shown. Include emergency access and egress routes plus buffer positions and clearances.

⚠️ Critical Note: Refuge space dimensions are frequently scrutinized by BCA and are a common cause of plan rejections if inadequately documented.

Structural Drawings

Structural drawings must demonstrate that the building can safely support the modernised lift configuration. Your load analysis should include structural supports and their load-carrying capacity, load transfer paths from lift machinery to building structure, and both dynamic and static load calculations. Include seismic considerations where applicable.

Integration details must cover hoistway construction and reinforcement requirements, machine room structural requirements (if applicable), foundation and anchorage details, and all building interface connections and penetrations.

Electrical Schematic Diagrams

Electrical schematics document your control systems, including main control panel layout and components, safety circuit configurations and redundancies, communication systems and monitoring equipment, plus emergency power provisions where required.

Power distribution documentation should cover supply requirements and electrical load calculations, protection systems (MCBs, RCDs, isolation), grounding and bonding arrangements, and compliance with Singapore electrical standards.

For Lifts: Required Certificates and Reports

Type Test Certificates (13 Items Total)

The most critical documentation requirement involves 13 separate type test certificates that must be valid at submission time. Item 0 is the Lift System Model Type Test Certificate, tested to EN81-20 or SS550:2020 standards, which validates the complete lift system design and must be issued by an accredited testing laboratory.

The remaining 12 safety components (Items 1-12) are all tested to EN81-50 standards. Door safety components include landing door locking devices (Item 1) and car door locking devices (Item 2). Mechanical safety components cover safety gear (Item 3), overspeed governors (Item 4), and buffers (Item 5).

Electronic safety systems comprise the most extensive category, including safety circuits containing electronic components/PESSRAL (Item 6), ACOP detection subsystems (Item 7), ACOP stopping subsystems (Item 8), UCMP detection/control subsystems (Item 9), and UCMP stopping subsystems (Item 10). Specialized components include self-monitoring of brakes/hydraulic valves if used for ACOP/UCMP applications (Item 11), and rupture valves/one-way restrictors for hydraulic lifts only (Item 12).

Critical Type Testing Requirements

All certificates must be valid and current when FI plans are submitted—expired certificates will cause automatic rejection with no grace period. Obtain certificates well in advance (3-6 months recommended) and verify completeness of all 13 required certificates. Note that spring buffers do not require type testing under SS550:2020.

Structural Adequacy Certificates

Structural adequacy certificates confirm that the building structure can safely support the modernised lift configuration. These must be prepared by a qualified structural engineer registered in Singapore and include load calculations, safety factors, and compliance with building codes.

Step 3: Submit Plans to BCA

You have two submission methods available. CORENET X serves as the primary method for projects already onboard the CORENET system, offering integrated workflows with building plan submissions and digital workflow management. Alternatively, FormSG provides a standalone submission process for projects not on CORENET X, with the link available on the BC(FI) Regulations webpage.

⚠️ Encryption Required: All documents must be encrypted using Netrust token before submission.

Your complete submission package must include all required drawings (site plans, hoistway plans, structural drawings), all 13 type test certificates for lifts, structural adequacy certificates, and electrical schematics with supporting calculations.

Step 4: BCA Review (15 Working Days Minimum)

BCA will review your submission for design compliance with BC(FI) Regulations 2025, verify all type test certificates, assess structural adequacy, and review safety systems integration. While the minimum review period is 15 working days, plan for 3-4 weeks to account for potential queries and clarifications.

Common reasons for rejection include incomplete type test certificates, invalid or expired certificates, insufficient refuge space dimensions, and missing structural adequacy certification. Thorough preparation in Step 2 significantly reduces the risk of rejection.

Step 5: Plan Approval & Implementation

Once BCA issues approval notification, a 24-month validity period begins from the approval date. Your QP(Plan) must supply the approved plans to both the Supervisor QP and the FI works contractor, ensuring all parties understand the approved specifications.

⚠️ Critical Timeline Requirement: Works must commence within 24 months of approval or the approval lapses. Document your commencement date carefully for compliance purposes. All parties must work exclusively from the approved plans—no deviations are permitted without submitting plan amendments.

Timeline Planning & Common Pitfalls

Realistic Project Timeline

Allow 2-4 weeks for the pre-submission phase, which covers QP(Plan) appointment and engagement, design development and type test certificate collection, and drawing preparation with documentation assembly. The submission and approval phase requires 3-4 weeks for plan submission via CORENET X or FormSG, the BCA review process, and responses to any queries or clarifications.

Total Pre-Installation Timeline: Plan for 6-8 weeks minimum from QP appointment to approval for smooth execution.

Common Pitfalls to Avoid

The most critical mistake is starting modernisation work before receiving BCA approval. This constitutes non-compliance and can result in work stoppage orders and substantial fines. Never begin any Category A modernisation works without approved plans in hand.

Incomplete certificates represent another frequent pitfall. Verify all 13 type test certificates before submission and check validity dates 2-3 months in advance. A single expired or missing certificate will cause immediate rejection, adding weeks to your modernisation timeline.

Poor timeline planning creates unnecessary project delays. Use the realistic 3-4 week approval timeline rather than assuming the 15-day minimum. Build in contingency time for potential resubmissions or clarification requests, particularly if this is your first FI plan submission or involves complex lift modernisation configurations.

Conclusion

The FI plan submission process is mandatory for all Category A lift modernisation works from 1 October 2025. Success requires early planning, complete documentation, and realistic timelines.

Key Success Factors:

Appoint QP(Plan) early—during design phase
Obtain all 13 type test certificates from manufacturers upfront
Plan for 3-4 weeks BCA approval time (not minimum 15 days)
Never start modernisation works without approval
Coordinate all parties from project outset

Planning a lift modernisation project? Hin Chong's experienced team can help you navigate the FI plan submission process efficiently. We work with qualified SPE(L&E) professionals and have established workflows for smooth submissions. Contact us for expert guidance on modernisation planning, QP coordination, type test certificate verification, submission timeline planning, and post-approval project management.

This guide provides comprehensive information based on BC(FI) Regulations 2025. For the most current information and specific technical queries, consult directly with BCA through their official channels.