We issue construction contracts for every landed rebuild, A&A project, and structural job we take on. And before we sign anything with subcontractors or suppliers, we review theirs. Over 15 years and hundreds of builds, we've learned what separates a clean contract from one that causes disputes six months into a project. If you're looking for someone to review your construction contract—or wondering what should actually be in one for a landed build—here's what we focus on.

Why Construction Contracts Matter More for Landed Rebuilds Than You'd Think

Most homeowners assume a contract is just formality—a document you sign so work can start. That's true for simple renovation jobs. But for structural work, rebuilds, piling, or A&A involving URA and BCA submissions, the contract is your operating manual when things don't go to plan.

And things rarely go exactly to plan. We've seen:

• Soil conditions requiring deeper piling than the geotechnical report predicted
• URA requesting design changes mid-submission, which flow back into structural drawings
• Material delivery delays (especially steel and precast) pushing timelines by weeks
• Existing structures in worse condition than expected once we start demolition

A good contract doesn't prevent these situations. It defines how we handle them—who pays, how timelines adjust, what approvals are needed. Without that clarity, every variation becomes a negotiation, and trust erodes fast.

What We Look for When Reviewing a Construction Contract

When a client asks us to review a contract they've received from another builder, or when we draft our own, these are the sections we focus on.

Scope of Works—Especially What's Not Included

The most common disputes we've seen don't come from what's listed. They come from what isn't. A line like "A&A works as per architectural drawings" sounds complete, but it doesn't tell you:

• Who handles URA and BCA submissions and payments?
• Are hoarding, site office, and temporary power included?
• Does "structural works" include piling, or is that a separate package?
• Who engages the soil investigation, and who owns that report?
• Are builder's risk insurance and performance bonds included in the contract sum?

We list exclusions explicitly. If something is the owner's responsibility—like connecting to mains water or applying for Temporary Occupation Permit (TOP)—we state it. If it's a provisional sum because quantities aren't confirmed yet (common with hacking or earthworks), we flag it as P.S. with a rate.

Payment Terms Tied to Milestones, Not Calendar Dates

We've seen contracts that say "30% due by Week 4" or "50% due on 15 July 2025." These fall apart the moment there's a delay—even one caused by the client or the authorities.

We tie payments to certified completion of work stages, typically:

• 10% deposit upon contract signing
• 20% upon demolition and site clearance
• 25% upon piling completion (if applicable) and structural frame erected
• 20% upon roof completion and external walls enclosed
• 15% upon M&E rough-in and internal partitions complete
• 10% upon TOP or practical completion, less retention

Each milestone should have a clear definition and, ideally, sign-off by the QP or consultant. This protects both sides: we're paid for work done, and the client doesn't pay for work that isn't.

Variation Orders (VO)—How Changes Are Priced and Approved

No build goes exactly to plan, especially when you're working with an existing structure or waiting on authority feedback. The contract needs a process for variations.

We require written approval before proceeding with any VO above a threshold (usually S$2,000). The VO should state:

• Description of the change
• Cost impact (addition or omission)
• Time impact, if any
• Whether it affects other trades or submissions

We've walked away from contracts that allowed the builder to issue VOs retroactively or without itemised pricing. That's a recipe for bill shock at the end.

Delays, Extensions of Time (EOT), and Liquidated Damages (LD)

Most homeowners want a completion date. That's fair. But the contract should distinguish between delays caused by the builder and delays outside the builder's control.

We include provisions for EOT when delays are due to:

• Authority submissions taking longer than standard timelines
• Client-requested changes or late approvals
• Unforeseeable site conditions (e.g., underground obstructions, contaminated soil)
• Force majeure (the pandemic was a recent example)

If the contract includes liquidated damages, we make sure they're reasonable (typically S$200–500/day for landed projects) and that they're mutual—meaning if the client delays handover of the site or approvals, we're entitled to time relief.

Defects Liability Period (DLP) and Retention

We hold back 5% of the contract sum as retention, released 12 months after TOP or practical completion, assuming no defects. During that 12-month DLP, we're responsible for fixing defects arising from workmanship or materials—but not fair wear and tear or damage caused by the owner.

The contract should define what counts as a defect and the process for reporting and rectification. We've seen cases where vague DLP terms led to clients expecting full repaints three years later because a picture hook left a mark.

Insurance, Indemnity, and Liability

For structural works and rebuilds, we carry:

• Contractor's All Risk (CAR) insurance covering the works and materials on-site
• Public liability insurance for third-party injury or property damage
• Workmen compensation insurance for our workers and subcontractors

The contract should state coverage amounts and make it clear who's responsible if something goes wrong. We also include indemnity clauses for design-related issues—if the architect or engineer specifies something that fails, that's not on us as the builder.

When You Should Bring in a Quantity Surveyor (QS) or Contract Consultant

If the contract sum is above S$500,000, or if you're dealing with a builder you haven't worked with before, it's often worth engaging a QS to review the contract and administer it during the build. A QS will:

• Review the builder's quotation against the scope and drawings
• Advise on whether rates are reasonable
• Certify progress claims and approve VOs
• Manage the payment schedule and retention release

We work with QSs regularly. A good QS doesn't slow things down—they actually help because payment certification is independent, and variation pricing is reviewed before it's approved. The client gets peace of mind, and we get clean, professional administration.

For smaller projects under S$300,000, a QS may be overkill. In those cases, your architect or engineer often takes on a contract administration role as part of their QP duties, especially if BCA or URA submissions are involved.

What We Don't Do—and When to Use a Lawyer

We draft and review construction contracts regularly, but we're builders, not solicitors. If your build involves:

• Disputes over land boundaries or party wall rights
• Joint ownership or phased payment structures involving banks or investors
• High-value contracts with complex indemnity or IP clauses

...then it's worth having a construction lawyer review the contract before signing. We've partnered with law firms on larger projects where liability and risk allocation needed formal legal input.

Red Flags We've Seen in Contracts from Other Builders

Over the years, we've reviewed contracts that clients brought to us for a second opinion. Here are a few patterns that made us advise caution:

• Lump-sum contracts with vague scope: "Full A&A and rebuilding works" without schedules, drawings, or exclusions listed. This almost always leads to surprise costs.
• Front-loaded payment schedules: 50% upfront, 30% at mid-point, 20% on completion. If the builder disappears or work quality drops, you have no leverage.
• No provision for EOT or LD: Some contracts just state a completion date with no mechanism for delays or penalties. That's fine if trust is absolute, but risky otherwise.
• "All VOs must be paid before work proceeds": We've seen this used to hold projects hostage. VOs should follow approval and invoicing processes, not upfront cash demands.
• Unlimited liability for defects: One contract we reviewed had no DLP end date. The builder was theoretically liable forever. No professional builder should agree to that, and no client should expect it.

How We Draft Contracts for Our Landed Projects

When we quote a landed rebuild or A&A project, our contract includes:

• Detailed scope of works tied to architectural and structural drawings (referenced by revision and date)
• Itemised schedule of rates for provisional sums and potential VOs
• Payment milestones with percentage breakdowns and sign-off requirements
• VO approval process with written confirmation required above S$2,000
• Extension of Time provisions for delays outside our control
• 12-month DLP with 5% retention release
• Insurance coverage details and indemnity clauses
• Termination clauses (for both parties)

We use SIA (Singapore Institute of Architects) contract templates as a base and adapt them to the project. For clients who want more robust administration, we use the REDAS Design & Build Conditions of Contract, which is more detailed and commonly used for larger landed projects.

Frequently Asked Questions

Should I hire a construction contract consultant if I'm doing a landed rebuild?

If your contract sum is over S$500,000 or you're unfamiliar with the builder, a QS or contract consultant can help review terms, administer payments, and manage variations. For smaller projects with a trusted builder and QP involvement, it's often not necessary—but it's never a bad idea if you want independent oversight.

What's the difference between a QS and a construction contract consultant?

A Quantity Surveyor (QS) focuses on cost—reviewing quotations, certifying payments, pricing variations. A contract consultant or construction lawyer focuses on legal terms—liability, indemnity, dispute resolution. For most landed projects, a QS covers what you need. For complex legal situations, add a lawyer.

Can I use a standard SIA contract for a rebuild or A&A project?

Yes. We use SIA contracts regularly. They're widely recognised, balanced, and familiar to QPs, QSs, and builders. Just make sure the appendices are filled in properly—scope, payment schedule, LD rates, DLP period, and insurance requirements all need to be specified.

What happens if the builder doesn't agree to include certain clauses I want?

That depends on the clause. If a builder won't include basic protections like EOT provisions, payment tied to milestones, or a defects liability period, that's a red flag. But if you're asking for unusual terms—like zero retention or liability beyond 12 months—expect pushback. A good contract balances both parties' interests.

Do I need a separate contract for piling or structural works?

It depends on how the project is packaged. We often include piling in the main contract as a provisional sum, finalised once the soil investigation is done. Some clients prefer to engage the piling contractor directly, especially if there's uncertainty around ground conditions. Either way, make sure responsibilities are clear—who coordinates, who takes liability, and how payments flow.

If You'd Like Us to Review Your Contract or Quote Your Build

We've built enough landed homes and seen enough contracts to know what works and what doesn't. If you've received a quotation and want a second pair of eyes, or if you'd like us to quote your rebuild or A&A project with a proper contract in place, reach out. We're happy to talk through the details—no obligation.

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