A&A stands for Addition and Alteration works. If you're knocking down walls, extending your landed home, adding a storey, or changing anything structural, you're doing A&A. We're a BCA General Builder Class 2 licensed contractor, and this is the bulk of what we do for landed homeowners in Singapore—rebuilds, extensions, structural retrofits, even full reconstructions that start with piling and end with a new roof.

The term gets thrown around loosely. Some people call a kitchen retile "A&A". Technically, any alteration can fall under the term, but when it involves structural work, changes to your home's footprint, or anything that affects load-bearing elements, you need proper approvals and a licensed builder. That's where we come in.

What counts as A&A works in practice?

From our experience on landed projects, A&A works typically include:

• Structural extensions: Adding a rear extension, side return, or additional storey. These change your Gross Floor Area (GFA) and need URA approval.
• Internal structural changes: Removing or relocating load-bearing walls, opening up floors for voids or staircases, reinforcing beams.
• Roof works: Raising roof height, changing roof pitch, adding a rooftop terrace or solar panel structure that affects the building envelope.
• Rebuilds and reconstructions: Tearing down part or all of an existing house and rebuilding within your plot. This often involves piling if the original foundation isn't suitable.
• Basement construction: Digging out and building a basement under an existing house—complex work that needs soil investigation, shoring, and waterproofing.
• Facade changes: Altering windows, doors, or cladding in ways that affect the structure or change the building's external appearance significantly.

We've handled all of these. The common thread: they all require drawings stamped by a Qualified Person (QP), submissions to URA and BCA, and a General Builder licence to execute. Our in-house architect and QP handle the submissions as part of the build, so clients don't need to coordinate between separate parties.

How is A&A different from renovation?

This is the question we get most often, and it matters because hiring the wrong contractor is expensive.

Renovation generally means cosmetic or non-structural works: hacking floor tiles, replacing kitchen cabinets, painting, installing new toilets, electrical rewiring within existing layouts. For HDB flats, you'd hire an HDB-licensed renovator. For landed homes doing purely cosmetic work, you might hire a renovation contractor or interior designer.

A&A works involve changes to the structure, envelope, or floor area. You need a BCA-licensed General Builder (like us) and proper submissions. You can't just hire a renovation contractor to knock out a load-bearing wall or build an extension—they're not licensed for it, and the work won't pass inspection.

Here's where it gets blurry: many landed projects involve both. You might do an A&A extension (our scope), then renovate the interior finishes (not our scope). Our sister company, Larry Contractors, handles HDB renovation works—different licence, different regulatory regime. For landed cosmetic works, we usually recommend clients work with a trusted interior contractor after we've completed the structural build.

If you're not sure where the line is, ask: does this work affect a wall that holds up the house? Does it change the size or shape of the building? Does it involve digging, piling, or pouring concrete? If yes, it's A&A, and you need a General Builder.

Why you need URA and BCA approval for A&A works

We always say: if you're changing structure or footprint, assume you need approval until proven otherwise.

URA (Urban Redevelopment Authority) cares about planning: Does your extension exceed your allowable GFA? Are you within setback distances from your boundary? Does the height comply with the estate's envelope control? We submit plans to URA for Written Permission before any work starts. Skipping this step is a fast way to an enforcement notice and an order to reinstate—meaning you pay twice, once to build and once to tear it down.

BCA (Building and Construction Authority) cares about safety: Is the structure sound? Are fire escapes maintained? Is the sanitary system compliant? BCA reviews structural plans and issues a building permit. Our QP submits these and supervises works to ensure everything meets the Building Control Act.

Both submissions require stamped drawings from a QP. We include this in our scope—many clients don't realise that when they ask for a quote. The QP isn't just a rubber stamp; they're legally responsible for the design and supervision, which is why we keep it in-house. It keeps coordination tight and accountability clear.

What we've learned doing A&A works for 15 years

We didn't start out doing landed homes. We built warehouse racking in 2014 because we needed it for our logistics business and couldn't find a contractor we trusted. Neighbours asked us to build theirs. Then came commercial and light industrial projects—over 1,500 of them. Our commercial clients eventually asked us to work on their landed homes. We said yes, but selectively. Landed work is slower, more scrutinised, and involves homeowners who live in the result. It's a different commitment.

Here's what we've seen go wrong, and what we now flag up front:

• "My neighbour did this, so I can too." Every property has different zoning, GFA limits, and site constraints. What worked next door may be illegal on your plot. We always verify allowable GFA and setbacks before quoting.
• Assuming minor changes don't need approval. Clients sometimes think a small rear extension or internal wall removal is trivial. But if it's structural or affects the envelope, BCA will want to see drawings. We'd rather over-notify than under-comply.
• Hiring based on the lowest quote. A&A works done wrong can be dangerous—and expensive to fix. We've taken over jobs where the previous contractor had no QP, no permit, and no idea how to read a soil report. The homeowner ended up paying us to rectify and resubmit before they could proceed.
• Not budgeting for unknowns. Landed homes, especially older ones, hide surprises—rotten beams, unsuitable soil, outdated plumbing that needs rerouting. We do our best to surface these during site assessment, but some only appear once hacking begins. Clients who budget a 10-15% contingency handle this better.

Our approach is to give accurate advice before you commit. If your idea isn't feasible within your GFA, we'll tell you in the first meeting, not after you've signed a contract. If your soil needs piling and your budget doesn't cover it, we'd rather you know now.

When A&A works turn into full reconstruction

Some projects start as "just an extension" and become a full rebuild. This isn't scope creep—it's physics and economics.

If your existing structure is old, the foundations may not support an additional storey. If the floor slabs are brittle or the columns under-reinforced, tying in new steelwork becomes complicated and expensive. Sometimes it's cheaper and safer to demolish and rebuild from scratch, especially if you're already near your allowable GFA and want to maximise it.

We've done rebuilds where the only thing we kept was the boundary wall. Everything else—piling, slab, columns, roof—was new. That's still called A&A in regulatory terms (you're altering an existing plot), but the scope is closer to new construction. These jobs need careful soil investigation, piling design, and staged inspections. Our QP supervises every pour and steel fix.

If you're considering a rebuild, the decision usually comes down to: how much of the existing structure is worth keeping? We'll assess that honestly. Sometimes the answer is "all of it, just reinforce here and here." Sometimes it's "tear it down; you'll save money and get a better result."

Our process for A&A projects

Every project is different, but the sequence is generally the same:

1. Initial consultation: We visit the site, discuss what you want, and check feasibility against your plot's zoning and GFA.
2. Feasibility study: Our in-house architect prepares preliminary drawings. We verify allowable GFA, setbacks, and height limits with URA's guidelines.
3. Quotation: We provide a detailed breakdown covering A&A works, QP submissions, permits, and contractor fees. We flag likely variables (e.g., piling if soil is weak).
4. Submissions: Our QP submits to URA for Written Permission, then to BCA for a building permit. This typically takes a few months depending on complexity and agency feedback.
5. Construction: We execute the works with our crew and regular QP inspections. Structural elements are inspected at key stages (piling, steelwork, slabs).
6. Completion: BCA issues a Certificate of Statutory Completion (CSC) once all inspections pass. You can then move in or proceed with interior fit-out.

We don't subcontract the bulk of our structural work. Our team handles piling, steelwork, concrete pours, and metal fabrication in-house. It's how we've always worked, and it keeps quality consistent.

Frequently Asked Questions

Do I need a General Builder licence to do A&A works, or can a renovation contractor handle it?

If the A&A involves structural changes—removing walls, adding storeys, extending the building footprint—you need a BCA-licensed General Builder and a QP. Renovation contractors aren't licensed for structural work. We're a General Builder Class 2, which covers most landed residential A&A projects. If it's purely cosmetic (tiles, paint, cabinets), a renovation contractor may be fine, but anything structural requires our scope of licence.

How long does URA and BCA approval take for A&A works?

It depends on the complexity and whether agencies request clarifications, but typically a few months. Straightforward extensions might clear faster; rebuilds or basement additions can take longer. We submit as early as possible and keep clients updated on agency feedback. The approval timeline is why we always say: start planning earlier than you think you need to.

Can I do A&A works without a Qualified Person (QP)?

No. BCA requires all structural A&A works to be designed and supervised by a QP—a registered architect or engineer. The QP stamps the plans, submits to BCA, and conducts site inspections. We have an in-house QP, so this is built into our service. Attempting A&A works without a QP is illegal and will result in enforcement action from BCA.

What's the difference between A&A works and rebuilding?

A&A technically covers both—any addition or alteration to an existing building. But in practice, "A&A" often refers to extensions or partial changes, while "rebuilding" or "reconstruction" means tearing down most or all of the existing structure and building anew. Both need URA and BCA approval. Both need a General Builder. The main difference is scope: A&A might reuse existing foundations; a rebuild usually starts from scratch, often including new piling.

How much do A&A works cost for a landed home in Singapore?

There's no standard answer—it depends entirely on scope. A simple single-storey rear extension might be in the low six figures; a full teardown and rebuild with basement and attic can go well into seven figures. We provide detailed quotations after the site visit and feasibility study. What we won't do is give a ballpark figure over the phone, because every property and every scope is different. If someone quotes you without seeing the site or the soil report, be cautious.

If you're planning A&A works for your landed home and want to know what's actually feasible—and what it will take to do it properly—reach out to us. We'll visit the site, check your GFA and zoning, and give you an honest assessment before you commit to anything. Message us on WhatsApp at https://wa.me/6591072601.