What an HDB Renovation Package Actually Includes

When flat owners start looking for an HDB renovation package, they are usually trying to find a predictable cost for a predictable scope of work. A package is essentially a bundled quote covering the most common tasks needed to overhaul an HDB flat. But what is actually inside that bundle varies heavily depending on whether you are engaging an interior design firm or a direct contractor, and depending on the specific materials being used. We break down what goes into a standard package, what costs extra, and how to read a quotation so you do not get caught out by hidden fees later.

What a Standard HDB Renovation Package Includes

Most contractors and interior designers in Singapore structure their basic packages around the core wet works and carpentry. If you buy a standard package, you are paying for the labour and materials to strip the old flat and install the basics. The scope usually covers flooring, sanitary fittings, carpentry, painting, plumbing, and electrical work.[1][3][8][11]

Hacking and Disposal

Before anything new goes in, the old finishes and fittings must come out. Hacking involves removing old floor tiles, wall tiles, built-in cabinets, and sometimes internal partition walls. The debris is then bagged, carried down a chute or lift, and transported for disposal. For an older HDB flat, this phase alone takes three to five days and generates a substantial amount of noise and dust.

Flooring and Tiling

Packages typically include the supply of tiles and the labour to lay them. You will usually get an allowance for cement screeding, waterproofing for wet areas like bathrooms and the kitchen, and the tiles themselves. Most standard packages offer a tile allowance, meaning you can choose tiles up to a certain price per square foot. If you pick a premium tile, you pay the difference.[3][4]

Basic Carpentry

This is usually the largest variable in any package. Standard carpentry includes essential built-in items: kitchen cabinets, a master bedroom wardrobe, and perhaps a feature wall or console. The internals of these cabinets (the hinges, tracks, and drawer mechanisms) and the external finishes (laminate colours) dictate the final price.[1][8][11]

Plumbing and Electrical Work

Running new pipes and wiring is often part of a package when appliances, sinks, or lighting points are being repositioned. A basic package may cover relocating power points, installing new lighting points, and replacing exposed sanitary pipes in the bathrooms. However, moving a sink to the opposite side of the kitchen often incurs extra plumbing costs.[1][3][8]

Direct Contractor vs Interior Design Firm Packages

The scope of an HDB renovation package changes depending on who you hire. Understanding this difference helps you decide where your money goes.

What is Usually Excluded from a Package

One of the most common complaints from homeowners is finding out that items they assumed were included actually cost extra. A quotation is only as good as what it explicitly lists. If an item is not written down, assume it is not included.

Structural Hacking and Wall Removal

HDB has strict rules regarding the removal of walls. You cannot hack a structural wall, and you must obtain an HDB renovation permit before touching any partition. Non-structural hacking is usually included in a package, but the permit application and the specific HDB administrative fees might be billed separately.[8][10]

Premium Materials and Hardware

If you want quartz countertops instead of solid surfaces, or soft-closing Blum hinges instead of standard local hinges, the price goes up. The same applies to imported large-format porcelain tiles. Packages give you a baseline; any deviation adds to the final bill.[2][3][11]

Window Works

Changing windows is a highly regulated process in Singapore. Window installation requires a BCA-approved window contractor and HDB approval. Because this requires a specific licence, most general renovation packages exclude window replacement and related works entirely.

Estimated Cost Breakdown for a 4-Room HDB Flat

Renovation costs fluctuate based on material choices, the age of the flat, and the extent of hacking required. Below is a realistic baseline for a 4-room HDB flat using mid-range materials. These numbers are not a quote, but a guide to where your budget will likely go.

The Renovation Timeline: What Actually Happens

When you sign up for an HDB renovation package, understanding the sequence of work helps you manage your expectations. A typical overhaul of a 4-room flat takes between 6 to 8 weeks. Here is the actual sequence of work, based on how a main contractor schedules the trades.

1. Week 1: Hacking and Disposal. The flat is stripped bare. Old tiles, cabinets, and sanitary wares are removed. Debris is cleared.
2. Week 2: Masonry and Plumbing. New piping is laid, ceilings are patched, and walls are prepped.
3. Weeks 3 and 4: Tiling and Carpentry. Floor and wall tiles are laid. Once tiles are set, the carpenter measures the actual site dimensions and begins fabricating the cabinets.
4. Weeks 5 and 6: Carpentry Installation and Painting. Built-in cabinets are installed. Painters prep the walls and apply primer and topcoats.
5. Weeks 7 and 8: Electrical Fit-out and Cleaning. Light fixtures, switches, and sockets are fixed. A final deep clean prepares the flat for handover.

Important HDB Renovation Rules to Note

Renovating an HDB flat is not the same as renovating a private property. HDB regulations dictate what you can and cannot do, and failing to adhere to these rules can result in fines or a stop-work order.[10]

Hacking Restrictions

Under HDB rules, you cannot hack the floor slab of your bathroom. If you are doing a full bathroom overhaul, the new floor finish must go over the existing slab. You also cannot hack structural walls, which are clearly marked on your floor plan. Always verify which walls are structural before finalising your design.

Renovation Timeframes

HDB only allows noisy work, such as hacking and drilling, to be carried out during specific hours. Generally, noisy work is restricted to weekdays from 9:00 AM to 5:00 PM. Noisy work is not permitted on weekends, public holidays, or late evenings.

Bathroom Waterproofing

If you replace the floor tiles in your bathroom, the existing waterproofing membrane must not be damaged. If it is, the contractor must reapply the waterproofing. HDB also requires a mandatory water ponding test after waterproofing is done to ensure there are no leaks to the flat below.

Things to Look Out For in a Quotation

Comparing HDB renovation packages is difficult because no two contractors format their quotes the same way. A package that looks cheaper on the surface might be missing crucial steps that you will be billed for later as variations.

• Check the tile allowance: Does the package cover tiles up to S$3.00 per square foot, or S$5.00? Ask for the specific rate.
• Check the carpetry dimensions: Does the package price assume your kitchen cabinets are 10 feet long, or 14 feet long? Ensure the quoted lengths match your actual floor plan.
• Check the hardware specs: Are the drawer tracks standard ball-bearing or soft-close? Are the hinges from a reputable brand?
• Check for hidden disposal fees: Some cheap packages bill separately for the actual skip bin and truck disposal, which can add hundreds of dollars to the final bill.

Frequently Asked Questions (FAQ)

Planning Your Next Step

An HDB renovation package is a starting point, not a fixed mandate. The actual value lies in how the materials, labour, and site management are handled. Whether you are doing a full overhaul of a resale flat or upgrading specific areas of your current home, the key is having a contractor who understands the structural and regulatory limits of HDB living.

If you have your floor plan and a rough idea of what you want to change, bring it down to our showroom at Blk 727 Clementi West Street 2, #01-278, Singapore 120727. We can walk you through the actual sequence of works, what needs to be hacked, and what can be overlaid. Alternatively, you can WhatsApp our manager, Tony Chua, at 9088 5037 to discuss your floor plan before making the trip.