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.
If your building is over 20 years old and stands more than 13 metres above ground, there is a reasonable chance you have already received — or will soon receive — a notice from the Building and Construction Authority (BCA) requiring you to carry out a Periodic Facade Inspection (PFI). This guide explains what that means, what the process involves, and how to fulfil your obligations under Singapore's Building Control regulations.
What Is the PFI Regime?
The Periodic Facade Inspection (PFI) regime was introduced under the Building Control (Periodic Inspection of Buildings and Building Façades) Regulations 2021 and took effect from 1 January 2022. It was established in response to a pattern of facade-related incidents across Singapore — falling tiles, detached cladding panels, and dislodged architectural features — that posed risk to pedestrians and building occupants.
The regime places statutory responsibility on building owners (and where applicable, Management Corporation Strata Titles (MCSTs) and Town Councils) to arrange inspections at regular intervals and to act on findings.
This is not a voluntary programme. Non-compliance with BCA notices may carry regulatory consequences under the Building Control Act. If you have received a PFI notice, the obligations in that notice should be reviewed carefully and, where necessary, with guidance from a qualified professional.
Which Buildings Are Covered?
The PFI regime applies to buildings that meet both of the following criteria:
- Age: The building is more than 20 years old, measured from the date of Temporary Occupation Permit (TOP) or Certificate of Statutory Completion (CSC) issuance.
- Height: The highest point of the building exceeds 13 metres above ground level.
Exemptions include:
- Detached and semi-detached houses used solely as residences
- Terraced or linked houses used solely as residences
- Temporary buildings
If you are uncertain whether your building falls within scope, this should be verified with reference to the relevant regulations or with a Competent Person registered under the PFI framework.
How Often Must Inspections Be Conducted?
Inspections are required once every seven years. BCA will typically issue an advisory at least one year before a building becomes due, followed by a formal notice specifying the inspection period.
Building owners who are also due for Repair and Redecoration (R&R) works may find it practical to schedule both activities concurrently. This does not reduce the scope of what the inspection must cover, but may offer logistical efficiencies depending on the access arrangements already in place.
Who Must Carry Out the Inspection?
The inspection must be conducted by a Competent Person (CP) — a Professional Engineer (PE) registered in civil or structural engineering, or a Registered Architect, who holds a Certificate in Façade Inspection issued by BCA Academy or the Institution of Engineers Singapore (IES) Academy.
The CP may appoint a Façade Inspector (FI) to assist with on-site work. The FI must be a Resident Engineer or Resident Technical Officer registered with the relevant Joint Accreditation Committee. Importantly, any FI operates under the direct supervision and control of the CP — the appointment of an FI does not transfer the CP's professional responsibilities.
As a building owner, you are responsible for:
- Appointing a CP upon receipt of a PFI notice
- Ensuring the inspection is completed within the period specified in the notice
- Maintaining inspection records and documentation
- Arranging and completing rectification works for any defects identified, within the timeframe required by BCA
What Does the Inspection Involve?
The CP will conduct two tiers of inspection across the building facade:
Entire Facade Visual Inspection A systematic visual survey of the full extent of the building facade, conducted from ground level, suitable vantage points, or using appropriate technology. The aim is to identify visible defects, anomalies, or areas of concern across all elevations.
Close-Range Inspection Physical, hands-on inspection of suitable parts of each elevation, covering at least 10% of the surface area per elevation. This may involve tapping tests, the use of inspection tools, and direct assessment of materials, fixings, joints, and anchorage details.
If the visual or close-range inspection identifies widespread or systemic defects, the CP may recommend a fuller facade investigation, which could involve material testing, structural assessment, or removal of facade elements for laboratory analysis.
What Happens After the Inspection?
Following the inspection, the CP will prepare a facade inspection report. This report will include observations from the visual and close-range inspections, findings from any tests or analyses conducted, and recommended rectification works where deterioration has been identified.
You, as the building owner, are responsible for ensuring that the recommended rectification works are carried out within the timeframe BCA specifies. Failing to act on findings can lead to regulatory follow-up.
The completed report is to be submitted to BCA in accordance with the requirements set out in your notice.
MCST and Facility Manager Responsibilities
Where a building is under strata title, the MCST typically bears the responsibilities of the building owner for common property. Facility managers are often the operational point of contact for coordinating access, contractor engagement, and occupant notification — though the legal obligation rests with the MCST or the registered building owner.
If you are a facility manager or managing agent, it is advisable to flag incoming PFI notices to the MCST council promptly. Lead times for competent person appointments can be significant during busy inspection cycles.
Practical Steps When You Receive a PFI Notice
- Note the deadline stated in the notice and work backwards to allow time for CP appointment, access planning, and works.
- Appoint a CP registered under the PFI framework. The BCA maintains a list of eligible CPs on its website.
- Brief your CP on building access constraints, prior defects, existing inspection records, and any ongoing maintenance works.
- Notify occupants ahead of inspection activities, particularly if rope access, gondola, or drone operations are planned.
- Engage a contractor for any rectification works identified — this should be done promptly, as works may require scheduling around access equipment availability.
- Retain documentation — inspection reports and records of rectification works carried out.
A Note on Costs
The cost of a PFI depends on building size, height, facade complexity, access methodology required, and the extent of any defects found. Attempting to minimise cost by deferring the inspection or limiting access is counterproductive — both from a regulatory standpoint and in terms of the building's long-term maintenance liability.
Early identification of facade defects typically results in lower remediation costs than deferred discovery after failure.
Get a PFI Assessment
Our team works with Competent Persons and registered Facade Inspectors to deliver systematic facade inspections for residential, commercial, and mixed-use buildings across Singapore. Contact us to discuss your building's requirements, inspection timeline, and access approach.
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.