Terminology & compliance note. In the strict Singapore sense, “facade inspection” refers to Periodic Facade Inspection (PFI) — the statutory regime under the Building Control (Periodic Inspection of Buildings and Building Facades) Regulations 2021, administered by BCA. A statutory PFI must be planned, directed and certified by a registered Competent Person (CP) appointed by the building owner. Where this article uses “facade inspection” in a general sense, the statutory equivalent is PFI; ad-hoc surveys outside the regulations are properly described as facade condition checks or PFI support.
Our role. Facade Inspection Singapore (operated by Ezzogenics) is a Singapore work-at-height contractor. We provide close-range access support, rope-access / height-access support, visual and photographic documentation, tapping checks, defect recording, condition checks and repair / rectification support. We do not act as the appointed CP, nor do we independently certify PFI compliance or replace the CP, consultant or QP. Where statutory inspection is involved, our contractor support is coordinated under the CP / consultant / QP’s direction.
Fire safety used to be seen mainly as an internal building issue: sprinklers, exit staircases, smoke control and fire alarms. But post-Grenfell scrutiny moved much of the conversation outdoors.
The Fire Code 2023 Singapore edition tightened several facade-relevant clauses that now shape what a periodic facade inspection should look at.
SCDF released the 2023 edition on 25 August 2023. The Code serves as an authoritative source on fire safety standards for local buildings and is used by the industry in designing fire safety works.
This guide explains what changed in the 2023 Code that matters for facades, what stays the same in the periodic facade inspection regime, and where the Code interacts with curtain walls, cladding and wall-integrated PV.
The Fire Code 2023 in Context
The Code of Practice for Fire Precautions in Buildings is commonly called the Fire Code.
It is the main fire-safety reference for local buildings in Singapore. SCDF’s Fire Code 2023 page states that the Fire Code is a key reference for Qualified Persons, architects and engineers to design fire-safe buildings.
For a facade inspector, the Code is one of three regulatory perimeters:
BCA Periodic Facade Inspection
The BCA periodic facade inspection regime sets the duty to inspect applicable building facades. BCA states that buildings over 20 years old must be inspected every seven years, with building owners appointing a Competent Person after receiving a PFI notice.
SCDF Fire Code
The SCDF Fire Code sets the fire-safety standard that the building’s facade and related fire-safety features may need to meet.
Workplace Safety and Health Act
The Workplace Safety and Health framework governs how the inspection itself is carried out safely, especially where access involves gondolas, rope access, BMUs or MEWPs.
Facade-Relevant Clauses in Fire Code 2023
Several Fire Code 2023 clauses affect facade-related findings.
Non-Load-Bearing External Walls
The Code reaffirms that fire-resistance requirements do not apply to certain non-load-bearing external walls where specified exemptions apply.
For a facade inspector, the practical point is clear: if an unrated panel is found in a location where fire rating was originally required, the issue should be flagged and the original SCDF-approved fire-safety drawings should be requested.
Separation of Residential Floor Facade
The Fire Code 2023 relocates residential floor facade separation requirements.
Inspectors reviewing residential towers should pay close attention to:
- Spandrel-zone construction
- Slab-edge fire stopping
- Horizontal projections
- Balconies
- Recessed bay windows
- Possible vertical fire spread paths
Wall-Integrated PV Installations
Wall-integrated PV is one of the most important facade-related changes in Fire Code 2023.
This refers to photovoltaic installations integrated into the building, including windows or curtain walls.
The PDF notes that the clause requires careful treatment of PV installations, cables, conduits and slab-edge openings.
Fire-Stopping at Wall-Integrated PV
For facade inspectors, one of the most important issues is the opening at the junction between the structural floor edge and the wall-integrated PV system.
This opening should be sealed to prevent smoke and flame from spreading from the lower floor to the upper floor.
The fire-stopping material should match the required fire resistance rating of the structural elements.
This means BIPV facades now have a verifiable fire-stopping interface that should be inspectable from inside the building at slab edges.
Fire-Rated Doors and Protected Openings
Fire Code 2023 also clarifies fire-rated door requirements, especially around uninsulated fire-rated glass doors and the fire test scheme that applies.
Although these clauses focus mainly on internal protection, they can affect the facade where fire-rated openings interface with external walls.
Examples include:
- Smoke-free approach corridors
- Refuge floors
- Fire lift lobbies on external walls
- Protected openings near facade interfaces
Fire Shutters as Separating Walls
Fire shutters may be relevant where they function as separating walls between two buildings sharing a facade interface or linkway.
During inspection, damaged or non-functional fire-shutter facade interfaces should be flagged for further review.
Cladding and Fire Code 2023
The fire-performance basics for cladding remain a practical reference point for inspectors.
A fire-code-aware facade inspection may need to verify:
ACP Panel Fire Performance
ACP with a 100% polyethylene core does not meet SCDF’s fire rating requirements according to the PDF. Fire-retardant ACP with a mineral core is the replacement-grade specification for new and refurbishment work.
SCDF-Approved Fire-Safety Drawings
Inspectors should check whether original SCDF-approved fire-safety drawings are available.
Installed Panel Verification
Where documentation is missing, the actual installed panel may need to be verified, sometimes through small-sample testing.
Code-Compliance Findings
Any deviation should be recorded as a Code-compliance finding rather than only a periodic-inspection defect.
Common Red Flags During a Fire-Code-Aware Facade Inspection
A facade inspector should treat the following as red flags:
Cladding and ACP Red Flags
- ACP panels with no documented fire performance
- Missing SCDF approval drawings
- External cladding with unclear fire rating
- Linkway roofs made from combustible material
Fire-Stopping Red Flags
- Wall-integrated PV without visible slab-edge fire-stopping
- Floor-to-floor smoke paths behind spandrel panels
- Open-joint cladding without proper backing
- Penetrations through external walls not fire-stopped properly
Protected Opening Red Flags
- Fire-shutter facade interfaces with damaged activation
- Refuge floor facade openings with cracked fire-rated glazing
- Non-functioning fire-rated glazing
- Compartmentation lines breached by renovation works
Singapore Regulatory Context
The legal frame is the Fire Safety Act, under which the Code of Practice for Fire Precautions in Buildings is issued by SCDF.
The 2023 edition was released on 25 August 2023, and SCDF’s amendment history shows Fire Code clauses with effective dates including 1 March 2024.
Periodic facade inspection under the BCA Building Control Act runs in parallel. A facade can be defective under PFI even when fire-code compliant, and fire-code non-compliant even when physically stable.
The two regimes complement each other rather than replacing each other.
What Building Owners Should Do Next
If your building was designed before 2024 and you are preparing for facade alteration, recladding or BIPV retrofit, the Fire Code 2023 requirements may apply to new submissions.
The most useful preparatory step is to compile:
- Existing SCDF approval documents
- Fire Safety Instruction Manual
- Cladding specifications
- ACP fire-rating documents
- Wall-integrated PV documentation
- Fire-stopping details
- Previous facade inspection reports
These documents determine what the inspector can verify and what may need to be flagged for re-submission or specialist review.
Conclusion
Fire Code 2023 Singapore has made facade-related fire safety more important for building owners, managers and inspectors.
For facade inspection, the key areas are cladding fire performance, slab-edge fire-stopping, wall-integrated PV, fire-rated openings, external wall penetrations and compartmentation.
A fire-code-aware facade inspection helps building owners identify issues that may not be obvious from a normal visual defect survey.
FAQ About Fire Code 2023 Singapore and Facade Inspection
What is Fire Code 2023 Singapore?
Fire Code 2023 Singapore is the Code of Practice for Fire Precautions in Buildings issued by SCDF. It is used as a key reference for fire-safe building design in Singapore.
When was Fire Code 2023 released?
SCDF released Fire Code 2023 on 25 August 2023.
Why does Fire Code 2023 matter for facade inspection?
It affects facade inspection because external walls, cladding, fire-stopping, wall-integrated PV, fire-rated openings and facade penetrations may all have fire-safety implications.
What is wall-integrated PV?
Wall-integrated PV refers to photovoltaic systems integrated into the building facade, such as glazing, windows or curtain wall systems.
What should inspectors check for wall-integrated PV?
Inspectors should check slab-edge fire-stopping, cable containment, documentation, interface details and whether fire-safety drawings are available.
Does BCA facade inspection replace Fire Code compliance?
No. BCA facade inspection and SCDF Fire Code compliance are separate but complementary. A facade may need review under both regimes.
What documents should owners prepare?
Owners should prepare SCDF approval documents, Fire Safety Instruction Manual, cladding specifications, fire-rating documents, PV documentation and previous inspection records.
This article is educational background on façade inspection regimes in Singapore. In the strict statutory sense, "façade inspection" means Periodic Façade Inspection (PFI) — the legal requirement under BCA's Building Control (Periodic Inspection of Buildings and Building Façades) Regulations 2021, which must be planned, directed and certified by an appointed Competent Person (CP). Building owners should appoint the required CP under BCA's PFI regime. Facade Inspection Singapore (operated by Ezzogenics) provides contractor-level support — close-range access, rope/height-access, visual and photographic documentation, tapping checks, defect recording, and rectification works — under the CP, consultant or QP's direction where statutory inspection is involved. We do not independently certify statutory PFI compliance or replace the appointed CP unless that role is separately and explicitly agreed.