Once you’ve collected the keys to your resale condo, that’s when the real work begins. From navigating condo by-laws to tackling age-related fixes, resale condos come with their own hidden costs and surprises during the renovation process.
To keep your renovation budget on track, here are 7 hidden costs to watch out for when renovating a resale condo.
Writer’s note: homeowners’ quotes have been edited for clarity.
1. Applying for a renovation permit
Image credit: The Residences at Greenbelt
Before any renovation works can begin in a resale condo unit, you’ll need to apply for a renovation permit with the building management. The process and fees vary depending on your condo’s management rules, and the application form(s) are usually submitted through the management office or the condo’s resident app.
While some condos don’t require an application fee, some condos will charge an admin fee to process the renovation permit. For example, Evergreen Park charges an administrative fee of $53.50, which also includes renting the lift padding for a month.
Most condos also require a refundable security deposit, usually between $500 and $2,000, to cover any potential damage to common areas. Your condo’s by-laws set the amount, which will be refunded at the end of your renovation, provided no additional repairs are required.
Unlike moving into a brand new building, your neighbours are likely already settled in. Renovation works are typically allowed only until 5-6pm on weekdays, and some condos even take it a step further by restricting renovations on weekends to keep the peace.
This means working within these hours can sometimes end up stretching out your renovation timeline. With only a limited window each day for contractors to work their magic, you might find yourself waiting longer than expected to see your dream space come together.
2. Renting lift padding
Image credit: NEX Global Enterprises
You may also incur additional charges, such as renting lift padding when moving bulky equipment or furniture. This is usually a requirement set by the management office to protect the lift from damage, and some even charge an admin fee for processing your security deposit and additional charges.
3. Opening your utilities account
Image adapted from: SP Group
Opening your SP Services account is an essential part of preparing your home before starting renovations, ensuring that you have electricity, water, and gas for your new home.
Each SP utility account is tied to your name and address, you cannot transfer the account from your previous place to your new home. You’ll need to pay a security deposit when opening your account, which is dependent on your citizenship and payment method.
| Singaporean or Permanent Resident | Foreigners | |||
| Security deposit for condominiums | With GIRO | Without GIRO | With GIRO | Without GIRO |
| $150 | $250 | $300 | $500 | |
4. Hidden structural fixes
Image credit: u/ProfessionalLurker98
Resale homes often come with age-related surprises hiding behind the walls—ranging from rusted pipes, water-damaged walls, or even mould in poorly ventilated areas.
The tricky part is that you might only realise these issues when old fixtures are taken apart during the renovation process, turning them into unwelcome renovation costs. The wiring and plumbing would’ve been installed for more than a few years, making them more susceptible to age-related issues.
Fixing them is more than just for cosmetic reasons, addressing such structural damage is key to ensuring that your new home starts off on a clean and sturdy slate.
Plumbing & waterproofing
Image credit: Mike Wong on Facebook
Leaking or corroded pipes are a common headache in older resale units, and fixing them can quickly add to your renovation bill. Bathrooms are often the biggest culprits, with issues ranging from water-damaged tiles to deteriorated rubber seals from years of daily use. Over time, waterproofing membranes in the bathroom may also need repairs or a complete overhaul to prevent any leaks.
Tackling these plumbing and waterproofing issues early before moving in ensures that an essential part of your home stays functional, avoiding costly problems in the future.
Homeowner advice:
“Older condos can have quite complex plumbing that would never be approved today, meaning they can have water leakage issues that can be complicated to trace and solve.
Example, my old condo has a strange layout where the rainwater pipe from my upstairs neighbour 2 floors above actually runs inside my unit. So when these pipes get old and they leak, sourcing the problem is very troublesome and confusing for everyone.” – u/ghostofwinter88 on Reddit
Aircon trunking
Image credit: @thejomuhome on Lemon8
Aircon trunking in older condos often shows its age, as condensation build-up can lead to water stains or mould growth over time. The insulation inside may also deteriorate with age, making the system less efficient in cooling down the place, especially on hotter days.
For a cleaner look, you could box up the existing trunking or replace it entirely during renovation while the home is still a blank slate, saving the hassle down the road.
Homeowner advice:
“If you do buy the unit, do spend the money to entirely redo the wiring, water and aircon piping plus network cables before you move in. Don’t skimp on that. It’s about time to redo all these at the 20 year mark. The worst thing is having to deal with issues with concealed wiring/pipes after renovating and you’ve moved in.” – u/ngiamsw on Reddit
5. Dismantling previous built-ins
Image credit: @renoworkssg on Carousell
Resale units may come with built-ins from the previous owner, such as wardrobes or false ceilings. If you’re planning on staying in the unit for the long haul, it’s likely that you would want to start fresh by removing them entirely.
Dismantling old fixtures and partially hacking floors can cost around $400 to $700, while hacking non-load bearing walls will cost you more—$1,500 to $3,000 for such works.
Other than dismantling costs, you’ll also need to factor in reinstatement works. Basic reinstatement can run around $3 to $5 per sqft, while more extensive efforts will cost $5 to $10 per sqft—adding up to $3,000 to $12,000 to reinstate an entire home.
These include levelling floors, patching holes, and repainting walls, so that the contractors can start creating your dream home without being constrained by the old fixtures.
Homeowner advice:
“I’m in the midst of renovating a resale 5-room. Due to the age, I have to redo the toilets, floors and remove a lot of the previous build in. So overall, I got quoted about 100k to 115k by 3 different IDs.” – u/peanutroxs on Reddit
6. Electrical rewiring for extra points
Image credit: @uchify.sg
In resale units, power outlets are often positioned to suit the previous owners’ needs or left untouched from the default condo layout. This means you might need to rewire or add more power sockets to suit your daily habits, so you won’t run into the hassle of missing power sockets for your most-used appliances or inconvenience yourself by walking to the other side of the room just to charge your phone.
Renovation quotations usually cover only the bare minimum of wiring, adding extra power points, ceiling fans, relocating sockets will incur extra charges. For instance, installing an electrical outlet usually costs around $80 to $120, which can quickly add up if you’re redoing an entire house.
Homeowner advice:
“Use the electrical packages available in the market as a guideline—the guide for 4-room HDB flats is 10 2x13A sockets and 2 single 13A sockets. List out the appliances you expect in each room. The heavy duty ones need one socket each while others are fine sharing an extension cord. Add in some buffer for missed appliances/future use.” – @miracullious on Lemon8
7. Buying past the home’s warranty period
Image credit: A1 Inspection
When you buy a resale unit, it’s almost always past the Defects Liability Period, which usually lasts for 12 months for condos. Any defects or issues discovered aren’t eligible for rectification, so the cost of repairs falls solely on you. Defects left behind by the previous owner like worn floor tiles or ageing fixtures are yours to fix ASAP, and you’ll need to hire external contractors at your own expense.
Even built-in appliances such as ovens, fridges, or cooktops may no longer be under warranty, you might need to pay out of pocket to have them fixed or replaced. Thus, planning and budgeting for these potential fixes is crucial to avoid unexpected financial shocks after moving in.
8. Reno waste disposal
Image credit: SG Demolition Contractor
Large-scale renovations often mean multiple skip bins, and each additional bin usually comes with a fee from your contractor. Some estates don’t allow skip bins to remain on the premises overnight, requiring daily removal—failure to comply can result in fines, sometimes as high as $500. In certain condos, there’s also a daily penalty if renovation debris isn’t cleared from common areas, so you’ll need to be on the ball to avoid racking up these fines.
Post-renovation cleaning is also overlooked by new resale homeowners to get rid of the leftover dust and debris before moving in. This can add a few hundred dollars to your final renovation cost, depending on your home’s size.
Renovation hidden costs for resale condo
With resale condos, you’ll often only discover the true condition of the unit once renovation works begin. Unlike brand new developments, you’re moving into an existing estate where neighbours are already settled in, so there’s extra pressure to get the work done quickly and with minimal disruption.
By knowing these hidden costs upfront, you can plan your renovation with fewer surprises and keep your budget in check, so your resale condo turns into your dream home without blowing the bank.
For more hidden costs to look out for:
- 16 hidden reno costs behind every “too good to be true” quotation
- 5 homeowners reveal the hidden costs of owning a condo in Singapore
- 7 hidden rental costs in Singapore that no one tells you about
Cover image adapted from: Mike Wong on Facebook, NEX Global Enterprises
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