Sample report
Kitchen + one bathroom, 4-room HDB resale flat, three quotations. Names removed; numbers are illustrative.
Summary. Quote B looks cheapest at S$14,900, but it leaves out waterproofing, electrical work and the HDB permit. Quote C hides hacking and tiling inside a "Kitchen package" with no quantities. Quote A is the most complete but asks for 50% at signing. Before choosing, ask B and C to add the missing lines, and ask A to move to a staged payment schedule.
1. Side-by-side breakdown
| Item (normalised) | Contractor A | Contractor B | Contractor C | What to ask |
|---|---|---|---|---|
| Hacking: kitchen wall tiles + floor screed | S$1,450 | S$1,200 | in "Kitchen package" | C: split the package into lines with quantities. |
| Kitchen wall tiling (supply + lay) | S$2,100 (18 m²) | S$1,980 (no area stated) | in "Kitchen package" | B: state the m² and the tile allowance per m². |
| Bathroom waterproofing + 24h ponding test | included, 5-yr warranty | missing | "waterproofing" only | B, C: membrane brand, coats, ponding test, warranty in writing. |
| Carpentry: kitchen cabinets | S$4,200 (14 ft run) | S$3,600 ("top + bottom") | S$5,100 (16 ft) | Normalise per foot run, carcass material, hinges, laminate. |
| Electrical: 6 power points, 4 lighting points | S$880 | missing | S$950 | B: is electrical excluded? Who is the licensed electrical worker? |
| HDB renovation permit (if hacking / tiling over) | contractor applies | not mentioned | contractor applies | All: confirm HDB DRC listing and who applies for the permit. |
| Disposal + protection of common areas | S$350 | S$300 | missing | C: is debris disposal included? |
| Total quoted | S$18,400 | S$14,900 | S$19,800 | B is cheapest because 3 items are missing; add them back before comparing. |
2. Missing or vague
- B: no waterproofing line. Bathroom wet works without waterproofing and a ponding test are a common source of later leaks.
- B: no electrical line, no mention of who does the electrical work.
- C: "Kitchen package S$7,800" with no quantities, tile allowance or brand.
- All: no completion date or delay terms; no list of what counts as a variation.
3. Permit and licence questions
- Hacking wall tiles and laying new floor tiles in an HDB flat usually needs an HDB renovation permit. Ask each firm who applies and ask for a copy before work starts. HDB: renovation permits
- HDB's rules say flat owners should only engage contractors listed in HDB's Directory of Renovation Contractors. Ask for the listing and check it yourself. HDB: important information
4. Payment schedule to propose
| Stage | Quote A asks | Schedule to propose | Release when |
|---|---|---|---|
| Signing | 50% | 10% | Signed contract with itemised quote + drawings |
| After hacking + permit | - | 20% | Hacking done, debris cleared, permit copy received |
| After wet works | 40% | 30% | Tiling + waterproofing done, ponding test photo |
| After carpentry installed | - | 30% | Cabinets installed, matches drawings |
| Handover + defects fixed | 10% | 10% | Defect list closed, warranties in writing |
The idea: at any point, the money you have paid stays close to the value of work actually done. You and your contractor agree the final terms.
5. Questions to send (Contractor B)
Hi, thanks for the quotation. Before we decide, could you confirm:
1. Is bathroom waterproofing included? Which membrane, how many coats, is there a 24-hour ponding test, and what is the warranty?
2. Is electrical work included? If not, what would 6 power points and 4 lighting points cost?
3. Will you apply for the HDB renovation permit, and are you listed in HDB's Directory of Renovation Contractors?
4. What is the m² and tile allowance for the kitchen wall tiling?
5. Can we pay 10% at signing and the rest in stages as each part is completed?
6. What is the target completion date?
1. Is bathroom waterproofing included? Which membrane, how many coats, is there a 24-hour ponding test, and what is the warranty?
2. Is electrical work included? If not, what would 6 power points and 4 lighting points cost?
3. Will you apply for the HDB renovation permit, and are you listed in HDB's Directory of Renovation Contractors?
4. What is the m² and tile allowance for the kitchen wall tiling?
5. Can we pay 10% at signing and the rest in stages as each part is completed?
6. What is the target completion date?