Definition
What is a BCA submission?
A BCA submission in Singapore is the formal application to the Building & Construction Authority for approval of building plans and, subsequently, a permit to carry out the works. For structural works, plans must be prepared and endorsed by a Qualified Person — a registered Professional Engineer in the civil branch — and lodged through BCA's CORENET-X digital gateway. Structural works may not lawfully commence until plans are approved and a permit is issued.
Pec.sg manages BCA submissions end to end: we prepare the plans and calculations, act as your appointed Qualified Person, lodge through CORENET-X, clear RFIs, obtain the permit, and carry the statutory supervision duties through construction to completion.
Submissions we handle
- Structural plan approval — A&A works, new openings, mezzanine floors, extensions and strengthening works. See renovation A&A PE endorsement.
- Permit to commence structural works — with the required QP and site supervision appointments in place.
- Regularisation submissions — for works carried out without prior approval, subject to assessability and compliance.
- Demolition plan submissions — including method statements and hoarding/temporary works coordination. See temporary works PE endorsement.
- Completion certifications — the certifications required at completion of the structural works.
- Waiver and exemption applications — where the regulations provide for them and the case merits it.
The submission process, step by step
- Scoping — we identify the correct submission category and confirm what BCA will require for your specific works.
- Documentation — structural plans and calculations prepared by our PE; coordination with your architect or ID for consistency across drawings.
- CORENET-X lodgement — submission in the mandated digital format, including BIM deliverables where applicable to the project size.
- RFI clearance — we answer authority queries and resubmit until approval, keeping you informed of each cycle.
- Permit & supervision — permit application after approval, then statutory supervision during the structural works.
- Completion — certification of completed works so your project can close out cleanly.
Why first-pass quality matters
The slowest submissions are incomplete ones. Every RFI cycle adds weeks. Our submissions are prepared so an assessing officer can approve them without hunting for missing information: consistent drawings, calculations that reference the checked elements, and appointment forms filed correctly the first time. We cannot control authority timelines — no one can — but we control submission quality, which is the variable that matters most.
Common pitfalls we help you avoid
- Starting structural work before the permit — an offence that risks stop-work orders and prosecution.
- Assuming renovation approval equals BCA approval — HDB or MCST renovation permits do not replace BCA plan approval where it is required.
- Underestimating supervision duties — structural works require the appointed supervision to be genuinely performed and documented.
- Inconsistent drawing sets — architectural and structural plans that disagree generate RFIs immediately.
All approvals remain at BCA's discretion and subject to applicable regulations and site conditions.
Roles & responsibilities
Who does what in a BCA-regulated project
Approval delays are often organisational, not technical — parties assuming someone else holds a duty that is actually theirs. In outline: the owner appoints the Qualified Person and must not permit works to proceed without approval and permit; the QP (our role) prepares and submits plans, responds to RFIs and supervises the structural works; the site supervisor, where the works require one, provides full-time supervision under the QP; and the builder constructs in accordance with the approved plans and notifies the QP of any deviation before proceeding.
When we take on a submission, we brief every party on their part at kick-off, in writing. Contractors receive the approved drawings with the permit conditions highlighted; owners receive a plain-English summary of what may and may not start, and when. This costs us an hour and routinely saves the project weeks.
For time-critical projects — lease commencements, mall handovers, plant shutdown windows — tell us the immovable date first. We then plan the submission backwards from it: which documents are on the critical path, what can be prepared in parallel, and where the realistic authority review time sits. We never promise approval dates, because approval is the authority's decision; what we control and commit to is the quality and completeness of every document that carries our stamp.
FAQ
BCA submission — common questions
Which works require a BCA submission?
Building works that affect structure or fall within regulated categories generally require plan approval — structural alterations, new openings in structural elements, mezzanines, extensions, and new structures. Some minor works are exempt or need only PE endorsement without plan submission. We confirm the correct path after reviewing your scope, subject to authority requirements.
What documents are needed for a BCA structural submission?
Typically: structural plans endorsed by the QP, design calculations, site investigation data where relevant, appointment forms for the QP and site supervisor where applicable, and supporting architectural plans. Larger projects have BIM requirements under CORENET-X. We prepare the complete package so the first submission is assessable.
How long does BCA take to approve plans?
Review times depend on project category and submission quality — straightforward structural plans are commonly processed within several weeks, with additional cycles if RFIs are raised. Complete, well-calculated first submissions are the biggest factor in fast approval. All timelines are subject to authority review.
What is a permit to carry out structural works?
After plans are approved, a permit must be obtained before structural works commence, with the required appointments (QP for supervision, and a site supervisor where applicable) in place. Commencing structural works without a permit is an offence under the Building Control Act. We manage the permit application as part of our submission service.
My contractor already started work without approval. Can this be fixed?
Often yes, through a regularisation submission — but the works must be assessable and made compliant, which can require opening up completed elements for inspection. Penalties may still apply at the authority's discretion. Contact us early; the sooner regularisation starts, the more options remain. Subject to structural assessment and authority requirements.
Planning works that need BCA approval?
WhatsApp your drawings — we will confirm the submission category and quote a fixed fee, usually the same day.