MCST Guide: BC(FI) Regulations 2025 & Condominium Preparation

Adrian ChiewOct 30, 2025

Is your MCST planning lift modernisation? The BC(FI) Regulations 2025 (effective 1 October 2025) now significantly impacts your timeline, budget, and AGM planning—with 15-20% cost increases (estimated) and extended timelines for major works due to mandatory professional oversight requirements.

This guide provides actionable preparation strategies for MCST committees: budget planning for regulatory compliance, AGM presentation materials, multi-lift coordination, and incident response procedures specific to condominium management.

If you're looking for information on other BC(FI) Regulations topics, click the following links:

Why MCSTs Face Unique Challenges

Condominiums face distinct challenges under BC(FI) Regulations 2025 due to their multi-lift infrastructure and governance structure. Most condominiums have 4-12+ lifts requiring coordinated management, with each lift subject to the same regulatory compliance requirements. This multiplication effect creates significant budget and timeline pressures that single commercial buildings don't face.

The annual AGM budget approval cycle must now account for estimated cost increases (typically 15-20%) and extended timelines, with major expenditures requiring clear owner approval and justification for regulatory compliance costs. Multi-household service disruption demands careful communication about extended timelines and alternative access arrangements during modernisation.

Additionally, MCSTs must integrate these new regulatory timelines and costs into their 5-year maintenance plans and 10-year capital expenditure planning under the BMSM Act, requiring strategic coordination between immediate compliance needs and long-term statutory planning obligations.

MCST Regulatory Responsibilities

Existing Responsibilities (Enhanced Oversight)

MCSTs continue their core lift management functions with enhanced professional oversight. Annual PTO renewal proceeds with more rigorous inspections and potential Fixed Installation Inspector involvement during routine maintenance. Service contractor management requires appointing BCA-registered contractors and coordinating QP oversight when required. Maintenance compliance remains monthly for commercial lifts and quarterly for home lifts, with MCP implementation for new installations.

New Responsibilities

The regulations introduce four new compliance obligations for MCSTs. First, major works notification requires notifying BCA before works commence, classifying projects as Category A or B, and coordinating regulatory approvals with project timelines.

Second, QP coordination becomes essential—Category A works require both QP(Plan) for design/plan submission and QP(Supervisor) for installation oversight, while Category B works need QP(Supervisor) for EITC supervision only. MCSTs must budget for these professional fees during AGM approvals and coordinate availability with project schedules.

Third, enhanced incident reporting requires designated 24/7 personnel for both 6-hour reporting (safety incidents and any injuries) and 72-hour reporting (systemic defects affecting safety). Finally, MCP maintenance for new installations means obtaining and maintaining Maintenance Control Plan documentation, integrating recommendations into budgeting, and sharing requirements with service contractors.

Assessing Your Lift Portfolio

Step 1: Lift Age Audit

Create a detailed inventory with installation year, manufacturer, previous major works, and recent breakdown history:

Lift ID	Location	Install Year	Current Age	Last Major Works	Priority
Lift A	Tower 1	2003	22 years	None	Urgent
Lift B	Tower 1	2003	22 years	None	Urgent
Lift C	Tower 2	2010	15 years	None	Plan
Lift D	Tower 2	2010	15 years	None	Plan

Classify lift priorities based on age: lifts 20+ years old are urgent with high breakdown risk requiring immediate modernisation, lifts 15-20 years old fall within BCA's recommended modernisation timeframe and need active planning, while lifts under 15 years old should be monitored and included in 5-year maintenance plans.

Step 2: Review 5-Year Maintenance Plan

Review your existing 5-year maintenance plan for scheduled modernisations, component replacements (ropes, doors, machinery), and safety system upgrades (ACOP, UCMP). Adjust timelines by adding 6-12 weeks for Category A works and 2-6 weeks for Category B works. Update budgets to include professional fees (QP(Plan) and QP(Supervisor)), regulatory fees (FI plan submission and BCA processing), and an appropriate contingency buffer (typically 15-20%) for compliance requirements.

Step 3: Classify Each Project

Determine whether planned works qualify as Category A (requiring plan submission) based on five key indicators: increasing available car area, adding car or landing entrances, changing car mass by 5% or more, modifying car bottom or overhead clearances, or changing E/E/PE safety devices such as ACOP and UCMP systems. Most comprehensive modernisations qualify as Category A due to safety system upgrades.

Category A works require QP(Plan) for design review, QP(Supervisor) for installation, FI plan submission to BCA, and new PTO application—adding 6-12 weeks to timelines. Category B works need only QP(Supervisor), BCA notification, and new PTO application—adding 2-6 weeks to timelines.

Budget Planning for Regulatory Compliance

New Cost Components

The BC(FI) Regulations introduce three major cost categories. Professional oversight includes QP(Plan) engagement for design review, type testing certificate verification (13 certificates for lifts), plan preparation and BCA submission, plus QP(Supervisor) engagement for physical EITC supervision, installation compliance verification, and PTO certification.

Regulatory fees cover FI plan submission fees (per-lift charges to BCA), new PTO application fees (not renewal), and BIM preparation which is mandatory for projects exceeding 5,000 sqm GFA—applicable to most condominium modernisation projects.

Extended timeline costs arise from Category A works requiring 6-12 weeks additional duration and Category B works needing 2-6 weeks additional duration, plus alternative access arrangements during extended downtime periods.

What This Means for Your Budget

Expect additional costs in these areas:

QP professional fees (both planning and supervision)
BCA plan submission fees (scaled by number of lifts)
BIM preparation costs (if project exceeds 5,000 sqm GFA)
Extended project timelines (15-day minimum BCA approval process)
Increased contingency reserves (for regulatory compliance delays)

The overall budget impact is estimated at 15-20% above traditional modernisation costs, reflecting mandatory BCA compliance requirements—not contractor markups but essential professional oversight and government fees that all Singapore condominiums must comply with.

Action: Request detailed cost breakdowns from at least 3 qualified BCA-registered contractors, ensuring quotes include all new BC(FI) Regulations 2025 requirements. Verify that quotes itemize QP fees, regulatory submission fees, and timeline-related costs separately.

Implementation Strategy

MCSTs face a strategic choice between two approaches. The coordinated package approach processes all lifts together, offering economies of scale for QP and regulatory fees with a single BCA review and coordinated management. However, this requires higher upfront costs and creates greater resident impact during simultaneous downtime.

Alternatively, phased implementation spreads work across multiple stages—Phase 1 covering urgent lifts (1-2), Phase 2 following 6 months later (lifts 3-4), and Phase 3 completing the remainder (lifts 5-6) after 12 months. This maintains service continuity and spreads cash flow across budget years, though multiple QP engagements may increase overall professional costs.

AGM Planning and Owner Communication

Pre-AGM Preparation (3-6 Months Before)

Begin AGM preparation 3-6 months in advance by conducting a professional lift condition assessment to determine actual modernisation needs. Classify planned works as Category A or Category B to establish regulatory requirements. Prepare comprehensive documentation including lift condition reports with photos and technical data, budget comparisons showing old versus new requirements with clear justifications, and timeline analysis demonstrating resident service considerations during extended project durations.

AGM Presentation Strategy

Opening Statement:

"Since 1 October 2025, BCA now requires plan approval before major lift modernisation—similar to HDB/URA approval for building renovations.

Projects now take significantly longer under BC(FI) Regulations 2025 due to mandatory professional oversight engagement, BCA approval processes (minimum 15 working days), and new PTO application requirements. Contractors must incorporate appropriate timeline buffers for regulatory compliance."

Addressing Owner Concerns

"Why are costs increasing?"

"Estimated cost increases (typically 15-20%) reflect mandatory compliance—not contractor markup. Additional costs cover required professional oversight (QPs), government submission/review fees, and extended project timelines. Every Singapore condominium faces these requirements."

"Why do projects take longer?"

"BCA reviews and approves plans before installation begins (minimum 15 working days). After completion, we must apply for new PTOs rather than simple renewals. Professional oversight and compliance verification add time to the process. This prevents costly corrections and ensures safety compliance."

"Can we avoid these rules?"

"No. The regulations took effect on 1 October 2025 and apply to all major lift works commencing from that date. Our lifts are [X] years old and require proper professional assessment and modern safety upgrades under the new framework."

Communicating with Residents

Effective resident communication should cover the regulatory changes, project impacts, and contact information. Key points to address include:

The new BCA requirements effective 1 October 2025 requiring plan approval before major lift works
Extended timelines due to BCA approval processes (minimum 15 working days) and professional oversight
Additional compliance costs for QP fees and regulatory approvals
How phased implementation will maintain service where possible
Clear contact channels for questions and concerns

Contractor Selection

Essential Qualifications

Your contractor must demonstrate regulatory compliance expertise including practical experience with BC(FI) Regulations 2025, a proven track record of successful FI plan submissions, established relationships with SPE(L&E) professionals for QP coordination, and clear understanding of Category A versus Category B requirements.

Equally important is multi-lift experience specific to condominiums, including managing projects with multiple lifts, capability for phased implementation to maintain service continuity, and sensitivity to resident communication needs during extended construction periods.

Key Questions to Ask

Ask four essential questions during contractor evaluation.

Inquire about completed FI plan submissions: Look for specific project examples and realistic timelines, avoiding contractors with no practical experience.
Understanding their QP coordination approach: Established relationships with SPE(L&E) professionals and clear protocols are essential, while expecting MCSTs to arrange QPs independently is a red flag.
Request realistic project timelines: Ensure contractors account for BCA approval processes (minimum 15 working days), professional oversight coordination, and new PTO applications.
Discuss multi-lift phasing strategies: Detailed plans for service continuity indicate experience, while suggestions to work on all lifts simultaneously show poor understanding of condominium operations.

Red Flags to Avoid

Watch for regulatory inexperience indicators such as inability to explain BC(FI) Regulations clearly, unawareness of Category A versus Category B distinctions, or quotes that exclude regulatory compliance costs entirely.

Unrealistic promises are another warning sign—contractors whose timelines ignore regulatory approval requirements, who suggest ways to "bypass" or "streamline" regulations improperly, or who cannot explain why timelines have extended under the new framework should be avoided.

Finally, poor professional networks indicate potential coordination problems. Contractors without established SPE(L&E) relationships, who cannot suggest qualified QP candidates, or who are unfamiliar with type testing certificate requirements may struggle to navigate the regulatory approval process efficiently.

Incident Response Procedures

Personnel Designation

Establish a clear reporting structure beginning with a primary incident reporter, typically the Property Manager or Managing Agent, who holds decision-making authority and BCA communication authorization along with training in reportable matters categories and timelines.

Designate a backup reporter, usually the MCST Council Secretary or Vice-Chairman, to ensure no reporting gaps during leave or holidays. For after-hours response, security supervisors serve as first responders for incident identification, while on-call property managers or council members make reporting decisions following a clear escalation protocol from incident discovery through to BCA reporting.

Formalizing Incident Response

MCSTs should formalize incident response procedures through AGM resolutions that designate authorized personnel and establish clear reporting protocols. This formalization should include:

Designating primary and backup incident reporters with BCA reporting authority
Defining authority to incur reasonable expenses for compliance and emergency response
Establishing coordination protocols with contractors, QPs, and emergency services
Budgeting for incident response capabilities including training, documentation systems, and professional consultation when needed

Consult with your property management company or legal advisor for appropriate AGM resolution language.

Resident Incident Awareness

Ensure residents understand how to identify and report lift incidents by communicating:

Safety-first protocols: Exit the lift safely if possible, then report
Primary contact channels: Property Management (24/7), emergency services (995 for injuries)
After-hours reporting procedures through security or on-call management
What constitutes reportable incidents: safety malfunctions, any injuries, unusual behavior, visible damage
Clear emergency contact information with multiple channels

Work with your property management team to develop notice language appropriate for your condominium.

Maintenance Control Plan (MCP)

Mandatory for new installations from 1 October 2025, the Maintenance Control Plan provides a framework for proactive lift lifecycle management with professional guidance for component replacement priorities.

MCSTs must obtain MCP documentation from contractors for all new installations, maintain it with permanent records, and ensure accessibility for future maintenance planning. Review MCP recommendations during annual budgeting cycles, incorporate these into 5-year and 10-year statutory plans, and use MCP criteria when making component replacement decisions.

During AGM presentations, use MCP recommendations to justify proposed expenditures by demonstrating cost savings from proactive maintenance approaches and coordinating lift maintenance with other building systems to avoid simultaneous major expenditures that strain budgets.

Conclusion

The BC(FI) Regulations 2025 (effective from1 October 2025) now require MCSTs to account for estimated cost increases (typically 15-20%), extended timelines, enhanced incident response procedures, and coordinated professional oversight across multiple lifts.

Five Critical Action Steps:

Start planning 12-18 months before intended project completion to allow adequate time for professional engagement and regulatory approvals. Budget realistically by accounting for regulatory compliance costs and professional oversight fees in AGM proposals. Communicate clearly with residents about timeline extensions and cost increases using straightforward explanations of mandatory compliance requirements. Engage experienced professionals early—both contractors and SPE(L&E) QPs—given the limited pool of qualified professionals in Singapore. Finally, establish incident response procedures before any incidents occur, including personnel designation and 24/7 reporting protocols.

Immediate Next Steps:

Conduct a comprehensive lift portfolio assessment to identify urgent modernisation needs. Review all planned projects for regulatory impact and classify as Category A or B. Prepare AGM presentation materials explaining regulatory changes with budget justifications. Establish formal incident response procedures with designated personnel and AGM authorization. Engage experienced BCA-registered contractors familiar with BC(FI) Regulations 2025 requirements.

Need expert guidance for your condominium's lift modernisation? Hin Chong offers complimentary lift assessments to help MCSTs navigate BC(FI) Regulations 2025 compliance. As an experienced BCA-registered contractor, we provide lift condition evaluations to identify modernisation priorities, realistic budget planning with regulatory compliance cost breakdowns, and comprehensive project management for multi-lift modernisation projects that maintain resident service continuity.

Learn more about our lift modernisation services for practical support tailored to your condominium's specific needs.

This guide provides MCST-specific guidance for Singapore's new Fixed Installation Regulations. For current information and specific technical queries, consult BCA directly through their official channels.