BCA Fixed Installations Regulations 2025: What Singapore Lift Owners Need to Know
Is your building's lift due for modernisation or major repairs in 2025? Commercial and residential building owners in Singapore need to prepare for significant regulatory changes.
The Building and Construction Authority (BCA) is implementing new Building Control (Fixed Installations) Regulations 2025 on 1 October 2025. These regulations introduce six major changes affecting the entire lifecycle of lift maintenance and modernisation projects across Singapore.
This guide covers the six key changes, their impact on your building's lifts, and practical steps to prepare before the implementation date.
If you're looking for information on other BC(FI) Regulations topics, click on the following links to learn more about:
- FI Plan Submission Requirements: Complete Guide
- Qualified Person (QP) Roles & Fixed Installation Inspectors Explained
- Major Alteration & Replacement Works Under BC(FI) Regulations 2025
- MCST Guide: BC(FI) Regulations 2025 & Condominium Preparation
- BCA Reportable Matters Regulations 2025: Incident Reporting
What Are the Building Control (Fixed Installations) Regulations 2025?
The new regulations represent a fundamental shift from reactive to proactive lift safety management. Where the previous BMSM Regulations 2016 focused primarily on maintenance and operation, the BC(FI) Regulations 2025 cover the entire lifecycle from design through to disposal.
Under the Building Control Act, "fixed installations" encompass all types of lifts (including passenger lifts, goods lifts, and home lifts), escalators, mechanised car parking systems, and all supporting structures and equipment. The new framework begins with design review, requires BCA approval before installation, and maintains professional oversight throughout the entire process.
The Six Major Changes Taking Effect 1 October 2025
1. Mandatory FI Plan Submission & Approval
The most significant change involves mandatory plan submission and approval before major modernisation works can begin. If you're planning Category A alteration or replacement projects (aka Major Alteration & Replacement Works), BCA must review and approve your plans before any installation work commences.
This requirement applies to works that significantly affect lift design, such as increasing car area, adding entrances, or changing safety systems. BCA response time is typically 15 working days minimum, though realistic planning should allow for 3-4 weeks. Once approved, plans remain valid for 24 months.
This ensures compliance verification happens at the design stage rather than discovering non compliance issues after installation completion which will be extremely costly to rectify.
2. New Qualified Person (QP) Roles
The regulations introduce two distinct professional roles. The Plan Submission QP is responsible for design compliance and plan submission, while the Supervisor QP provides physical supervision during installation and commissioning phases.
Both QPs must be Specialised Professional Engineers in Lift and Escalator Engineering (SPE L&E). Importantly, the same SPE can serve both roles, offering flexibility and potentially reducing costs. These QPs carry significant professional obligations, including the duty to report any contraventions to the Commissioner of Building Control.
3. Enhanced EITC Requirements
Examination, Inspection, Testing, and Commissioning (EITC) procedures now require physical QP(Supervisor) supervision for all new installations and major works. The Supervisor QP must be physically present during all EITC activities—remote oversight is not permitted.
QP certification becomes a prerequisite for PTO application, meaning you cannot obtain permission to operate your lift without proper professional certification and final PTO approval from BCA.
4. Fixed Installation Inspector Role
A Lift Inspector may assist Specialised Professional Engineers during annual lift inspections. However, Lift Inspectors are limited only to carrying out annual lift inspections; they cannot assist QPs with inspections of new installations or major alterations.
5. MCPS (Mechanised Car Parking Systems) Regulation
Mechanised car parking systems are now regulated under the same framework as lifts and escalators. New MCPS installations are subject to regulations immediately from 1 October 2025, while existing systems have a grace period until 1 October 2028.
6. Updated Maintenance Frequency for Single Residential Units
Home lifts must follow either the manufacturer's recommended maintenance frequency, or if none exists, undergo maintenance once every three months at minimum. This requirement remains largely unchanged from previous regulations.
Key Implementation Dates
The BC(FI) Regulations took full effect on 1 October 2025. All new lift projects now fall under the new regulations and must comply with plan submission requirements (for Category A works).
For MCPS, existing systems have a grace period until 1 October 2028 to comply with the new requirements.
How These Changes Affect Your Building's Lifts
No Changes for Existing Lifts Without Modifications
If you're not planning major works, day-to-day operations remain largely familiar. Annual PTO renewal continues, though with enhanced oversight during inspections. Regular maintenance schedules stay the same—monthly for all lifts and quarterly for private home lifts.
Major Modernisation Works Trigger New Requirements
Category A works encompass comprehensive modernisations involving safety system upgrades and works that significantly affect lift design. Common examples include ACOP/UCMP safety system retrofits, car area increases, and adding new entrances. These require full plan submission to BCA.
Category B works involve major component replacements that don't significantly affect overall design, such as like-for-like replacements of ropes, doors, or machinery. These require professional supervision but do not need plan submission.
Critical point: All major A/R works invalidate your existing PTO immediately. You must reapply for a lift recommissioning to re-activate the PTO before the lift can operate again.
Do My Planned Works Require Plan Submission?
New lift installations: Yes, FI plan submission is required.
Existing lifts - routine maintenance: No special requirements.
Existing lifts - major works: Determine if Category A or B:
Category A works include (but not limited to):
- Increasing available car area
- Adding car or landing entrances
- Adding / Removing / Modifying of lift safety components
- Changing car mass by 5% or more
- Modifying car bottom or overhead clearances
- Changing E/E/PE safety devices or PESSRAL components (ACOP, UCMP systems)
Most comprehensive lift modernisations qualify as Category A because they include upgrading to modern safety systems like ACOP and UCMP.
What You Need to Do From 1 October 2025
Review Your Lift Projects
Conduct a comprehensive audit of your lift portfolio. Identify all modernisation projects scheduled for 2025-2026, paying attention to lift ages (BCA recommends modernisation for lifts over 15 years). All projects commencing from 1 October 2025 fall under the new BC(FI) Regulations.
Categorise your major works as Category A or B. This determines your regulatory pathway and affects timeline and budget:
- Category A works require an additional 4-8 weeks for regulatory compliance
- Category B works need an additional 2-4 weeks for QP supervision and PTO reapplication
Budget for Enhanced Regulatory Requirements
Expect a 10-20% increase in total project costs for comprehensive modernisations. New cost categories include:
- Plan submission fees (Category A works, per-lift basis)
- QP professional fees (Plan Submission and Supervisor roles)
- Type testing certificates verification and submission
- BIM preparation for projects exceeding 5,000 sqm GFA
- Extended timeline carrying costs
Note: The same SPE(L&E) can serve as both QP(Plan) and QP(Supervisor), which may marginally reduce professional fees.
Engage SPE(L&E) Professionals Early
There's a limited pool of SPE(L&E) professionals in Singapore, and demand will increase significantly. Plan preparation can take 4-6 weeks for complex projects, and type testing certificate procurement requires advance coordination with manufacturers.
Identify and appoint qualified SPE(L&E) professionals early, ensuring they understand the BC(FI) Regulations 2025 requirements and confirming their availability for your project timeline.
Establish Incident Reporting Procedures
The new Building Control (Reportable Matters) Regulations 2025 require:
- 6-hour reporting for immediate safety incidents including device failures and any injuries
- 72-hour reporting for systemic defects affecting safety
Designate responsible personnel available 24/7, set up emergency contact protocols, and train staff to recognize reportable incidents.
Understanding Cost Implications
The cost increases stem from three primary factors:
Enhanced professional oversight: Mandatory QP engagement ensures expert review at both design and installation stages, with physical supervision during critical testing phases and professional accountability with legal liability.
Government review processes: BCA plan submission fees cover comprehensive regulatory review. Enhanced documentation includes BIM modeling for larger projects and type testing compliance.
Extended timelines: Minimum 15 working days for BCA plan approval (realistic planning: 3-4 weeks), plus 2-3 weeks for post-works PTO applications.
Despite increased costs, the new framework provides substantial value: Eliminate non-compliances at the design stage, reduced risk of safety failures, early problem detection, clear liability protection, professional certification for due diligence, and enhanced maintenance frameworks that extend lift lifespan.
Project Timeline Expectations
Category A Major Works
| Phase | Duration | Details |
|---|---|---|
| QP Engagement & Tender | 3-4 months | Appoint SPE(L&E) professionals and contractor selection |
| Plan Preparation | 1-2 months | Technical drawings, specifications, and documentation |
| BCA Approval | 3-4 weeks | Regulatory review (minimum 15 working days) |
| Installation Works | 4-6 months | Physical modernisation and component replacement |
| New PTO Application | 2-3 weeks | Post-completion certification and approval |
| Total Duration | 11-15 months | Add 4-5 months vs. previous process |
Category B Works
| Phase | Duration | Details |
|---|---|---|
| BCA Notification | 1 week | Notify BCA of major works commencement |
| Installation Works | 4-6 months | Component replacement with QP(Supervisor) oversight |
| EITC + QP Certification | 1 week | Testing and professional certification |
| New PTO Application | 2-3 weeks | Post-completion certification and approval |
| Total Duration | 7-9 months |
Critical Milestones
- FI plan approval must be received before installation begins (Category A)
- Plans valid for 24 months after approval
- QP(Supervisor) physical supervision required during all EITC activities
- Existing PTO automatically ceases upon commencement of major works
- Lift Recommissioning PTO approval required before lift can resume operation
Conclusion
The Building Control (Fixed Installations) Regulations 2025 represent Singapore's most significant advancement in lift safety management in over a decade. With the regulations now in full effect, success requires understanding the new requirements, realistic budget planning, and early engagement with qualified professionals.
Take Action Now: Building owners planning lift modernisation should engage with qualified SPE(L&E) professionals early to ensure compliance and smooth project execution.
Need expert guidance? Hin Chong offers complimentary lift assessments and regulatory compliance consultation. As a BCA-registered contractor with decades of experience in Singapore's lift industry, we provide:
- Lift Portfolio Assessment: Professional evaluation of your building's lift condition
- Works Classification: Expert determination of Category A vs Category B requirements
- QP Coordination: Seamless appointment and management of qualified SPE(L&E) professionals
- Timeline & Budget Planning: Realistic project scheduling with regulatory compliance buffers
- Incident Response Setup: Complete reportable matters procedures and staff training
Learn more about our lift modernisation services for expert guidance tailored to your building's specific needs.
This article provides comprehensive guidance on Singapore's new Fixed Installation Regulations. For the most current information and specific technical queries, always consult directly with BCA through their official channels.
