An MND Statutory Board

Our Ref : APPBCA-2024-19 For enquiries, please contact:

Building Resilience Group (#10-01)
Tel: 1800 3425222 (1800-DIAL_BCA)
02 Dec 2024 or use our Online Feedback Form at:
https://www.bca.gov.sg/feedbackform/

See Distribution List

Dear Sir/Madam

BCA’S FINDINGS FOLLOWING THE IMPLEMENTATION OF THE ENHANCED PERIODIC

STRUCTURAL INSPECTION (PSI) GUIDELINES AND INTRODUCTION OF THE STANDARD PSI
REPORT TEMPLATE

Objective
This circular is to inform the industry of BCA’s findings following the implementation of the
Enhanced Periodic Structural Inspection (PSI) Guidelines (“Guidelines”) and introduction of the standard
report template.

Background
2 BCA released the latest version of the Guidelines1 on 01 Sep 2022. The latest Guidelines aim to
further improve the standard of inspection across Professional Engineers by (i) providing clarity on the
minimum inspection coverage for concealed structural elements in residential and non-residential
buildings, (ii) incorporating learning points from past building incidents, (iii) addressing higher risk of
ageing buildings and (iv) incorporating new and emerging construction technologies.

3 To reinforce industry best practices for inspecting and maintaining aging structures, BCA has also
implemented the Differentiated PSI Approach2 on 01 Feb 2023. The aim of implementing the
Differentiated PSI Approach is to adopt a risk-based approach with greater scrutiny of the methodologies
and reports of the PSI of ageing buildings and to find out the building conditions of these buildings,
whether inspections conducted comply with the latest Guidelines and making sure appropriate actions
were taken at an early stage such that these buildings can continue to perform well structurally beyond
their intended service life.

4 To date, BCA has facilitated over 120 meeting sessions under the Differentiated PSI Approach
with industry stakeholders, including Structural Engineers, building owners, and facilities management
teams. During these sessions, participants have shared maintenance records and recent Additions &
Alterations (A&A) works that have been carried out in respect of their buildings, and the challenges faced
during building inspections.
___________________
1 refers to circular ref. APPBCA-2022-20 dated 01 Sep 2022.
2 refers to the meetings with industry stakeholders during which the Structural Engineers will present their findings
following building inspections. Also referred to as “PSI+” during the dialogue-cum-seminar sessions on 27 Oct 2022.
52 Jurong Gateway Road #11- 01 Singapore 608550
Tel: 1800 3425 222 | Fax: (65) 6334 4287
www.bca.gov.sg
Findings from Differentiated PSI Approach Sessions
5 Since the introduction of the Differentiated PSI Approach a year ago, we observed some
challenges faced by stakeholders in compliance to certain requirements and how they were effectively
overcome through various approaches. During our dialogue-cum-seminar sessions on 27 Oct 2022 and
20 Nov 2023, these findings were shared with the industry which covered the following aspects:

i) Inspection coverage
ii) Inspection of cladding columns
iii) Inspection of concealed structures
iv) Referencing to structural plans
v) Defects and recommendations
vi) Checking past defects and maintenance history of buildings
vii) Survey of unauthorised works

Please see Annex A for details.

Effective Strategies for Complying with PSI Requirements

6 During the meeting sessions, industry stakeholders also shared effective strategies for complying
with PSI requirements despite site constraints. They shared practical solutions they had implemented
when encountering challenges during building inspections. These include:

i) in relation to inspection coverage, new technologies were embraced by Structural Engineers

to systematically organise and tag photographs to the plans during inspections, for example,
by using commercially available mobile applications;

ii) with regards to the inspection of cladded columns, (a) small holes were created through the
existing finishes of cladded columns, with the consent of building owners, to allow for the
use of a borescope for inspection and (b) installation of appropriate access points on the
cladded elements for future inspections or identifying suitable alternative access points,
such as using false ceiling to access the columns requiring inspection; and

iii) for the inspection of concealed structures, alternative access points were utilised, such as
using the existing vents or lighting points, to facilitate the use of a borescope for inspection.

Please see Annex B for details.

7 In addition to the strategies outlined above, Structural Engineers and building owners can
implement the following good practices for future PSI:

i) Conduct a preliminary desk study of the approved plans and building maintenance records
of the building before the on-site inspection. This helps identify potential areas of concern in
advance, leading to more efficient inspections.

ii) Survey for any addition or alteration works affecting the structure of the building, as these
may pose structural safety risks.

iii) Building owners should provide early notification to rooftop occupants and access to wet
areas in the building to facilitate inspections, as these areas are particularly susceptible to
defects.

52 Jurong Gateway Road #11- 01 Singapore 608550

Tel: 1800 3425 222 | Fax: (65) 6334 4287
www.bca.gov.sg
 iv) For buildings with Mass Engineered Timber structures, you may refer to the Good Practices
for the Design, Inspection and Maintenance of Mass Engineered Timber Structures3.

8 Over time, an increasing number of buildings are being retained beyond their design lifespan4. As
such, building owners and responsible parties should continue to play a key role (a) in ensuring that their
buildings are regularly inspected and (b) during the inspection process in relation to regular inspections
of their buildings. Routine inspections, maintenance and timely repairs will avoid major, costly and
disruptive repair works subsequently. They should assist their appointed Structural Engineers to look at
the past PSI reports to assess the effectiveness of the repair works carried out for past defects and to
follow up on the proposed areas of repairs in a timely manner. Additionally, building owners will now be
able to request the release of past inspection reports for their buildings by submitting the consent form
(see Annex C) to BCA upon receiving their notice.

Standard PSI Template

9 We encourage the Structural Engineers to use the Standard PSI template for consistency,
improved clarity, and compliance with the requirements (see Annex D).

10 We would appreciate if you could disseminate the contents of this circular to your members.
Please contact us at Tel: 1800-3425222 or through the online feedback form
(https://www.bca.gov.sg/feedbackform/) should you need any clarification. Thank you.

Yours faithfully

PUNITHAN SHANMUGAM
DIRECTOR
BUILDING RESILIENCE GROUP
for COMMISSIONER OF BUILDING CONTROL

___________________
3 refers to circular ref. APPBCA-2022-03 dated 01 Mar 2022.
4 refers to the intended period for which a building is designed to remain functional and structurally sound.

52 Jurong Gateway Road #11- 01 Singapore 608550

Tel: 1800 3425 222 | Fax: (65) 6334 4287
www.bca.gov.sg
DISTRIBUTION
PRESIDENT
THE INSTITUTION OF ENGINEERS, SINGAPORE (IES)

PRESIDENT
ASSOCIATION OF CONSULTING ENGINEERS, SINGAPORE (ACES)

PRESIDENT
SINGAPORE CONTRACTORS ASSOCIATION LTD (SCAL)
CONSTRUCTION HOUSE

PRESIDENT
SINGAPORE INSTITUTE OF ARCHITECTS (SIA)

PRESIDENT
SOCIETY OF PROJECT MANAGERS (SPM)

PRESIDENT
SINGAPORE INSTITUTE OF BUILDING LIMITED (SIBL)

PRESIDENT
REAL ESTATE DEVELOPERS’ ASSOCIATION OF SINGAPORE (REDAS)

PRESIDENT
SINGAPORE INSTITUTE OF SURVEYORS & VALUERS (SISV)

PRESIDENT
SINGAPORE STRUCTURAL STEEL SOCIETY (SSSS)

PRESIDENT
PROFESSIONAL ENGINEERS BOARD, SINGAPORE (PEB)

52 Jurong Gateway Road #11- 01 Singapore 608550

Tel: 1800 3425 222 | Fax: (65) 6334 4287
www.bca.gov.sg
PRESIDENT
BOARD OF ARCHITECTS (BOA)

DIRECTOR OF INFRASTRUCTURE
SCHOOL CAMPUS DEPARTMENT
MINISTRY OF EDUCATION

DIRECTOR
PROCUREMENT & CONTRACTS DEPARTMENT
PUBLIC UTILITIES BOARD

DEPUTY CHIEF EXECUTIVE

INFRASTRUCTURE & DEVELOPMENT
LAND TRANSPORT AUTHORITY

DIRECTOR
BUILDING INFRASTRUCTURE GROUP
HOUSING & DEVELOPMENT BOARD

DIRECTOR
TECHNICAL SERVICES DIVISION
JTC CORPORATION

DIRECTOR
BUILDING AND ESTATES MANAGEMENT
PEOPLE’S ASSOCIATION

DEPUTY CHIEF EXECUTIVE OFFICER

SENTOSA DEVELOPMENT CORPORATION

52 Jurong Gateway Road #11- 01 Singapore 608550

Tel: 1800 3425 222 | Fax: (65) 6334 4287
www.bca.gov.sg
HEAD (FIRE SAFETY AND BUILDING CONTROL)
BUILDING AND INFRDASTRUCTURE
DEFENCE SCIENCE & TECHNOLOGY AGENCY

DIRECTOR
BUILDING AND INFRASTRUCTURE
DEFENCE SCIENCE & TECHNOLOGY AGENCY

SINGAPORE INTERNATIONAL FACILITY MANAGEMENT ASSOCIATION (SIFMA)

ASSOCIATION OF PROPERTY AND FACILITY MANAGERS (APFM)

ALL CORENET E-INFO SUBSCRIBERS

52 Jurong Gateway Road #11- 01 Singapore 608550

Tel: 1800 3425 222 | Fax: (65) 6334 4287
www.bca.gov.sg
 Annex A

FINDINGS FROM DIFFERENTIATED PSI APPROACH SESSIONS

No. Shortfall Observations Requirements Rationale

1 Inspection • Insufficient • Summary of As buildings age,

Coverage inspection inspected units there is an increased
coverage e.g., need for inspections
failed to cover • Indicate compliance to identify potential
100% at to inspection issues before they
topmost floor or coverage become critical. The
special requirements by inspection coverage
structures referring to S4 and also includes ensuring
Annex D of the PSI public safety, applying
• No indication guidelines lessons from past
that inspection incidents,
coverage is well implementing risk-
(special and critical based approaches,
representative structures5 and structures
of building's and improving cost-
without redundancies6, effectiveness through
condition. number of units based on early issue detection.
building age, topmost These factors
• No summary of units to be inspected) collectively aim to
inspected areas enhance the
thoroughness and
effectiveness of
structural inspections,
thereby maintaining
the integrity and
continued safety of
buildings over time.

2 Inspection of • Cladded • At least 30% of the Cladding can conceal

Cladded Columns columns not cladded columns underlying structural
identified and should be exposed problems in columns,
inspected for inspection making regular
inspection crucial.
• Indicate the locations There is also the need
of all cladded to prevent moisture-
columns on the related damage and
building layout plan to address material
and pin-point which deterioration over
columns were time. The inspection
inspected aims to identify and
mitigate potential risks
associated with such
• Describe the columns that may not
methodology adopted be immediately
for inspection and visible, thereby

52 Jurong Gateway Road #11- 01 Singapore 608550

Tel: 1800 3425 222 | Fax: (65) 6334 4287
www.bca.gov.sg
 indicate the enhancing overall
inspection coverage building safety.

(Building perimeters,
lobbies, drop-off points,
function rooms, buffet
areas and restaurants.
Past incidents where
buckled columns were
reported).

3 Inspection of • High • At least 1 suspended The justification for

Concealed suspended ceiling should be inspecting other
Structures ceiling at assessed every concealed structures
entrance of 500m2 indoor follows that of
buildings are examining cladded
not inspected • At least 1 suspended columns. Hidden
ceiling should be structural elements
• Suspended assessed every throughout a building
ceiling without 250m2 outdoor require inspection to
access panels ensure structural
not inspected integrity and safety.
• Indicate location of
(e.g. cold room, suspended ceiling
roof structures) accessed on a layout
plan

4 Referencing to • Relevant • SE to obtain a set of Referencing relevant

Structural plans structural plans buildings’ latest plans helps identify
not attached structural layout plans any past modifications
with the PSI from BCA and critical structural
report elements, offers
• Attach relevant historical context, and
• Remarks that copies of structural supports risk
owner did not plans with PSI report assessment. This will
provide allow inspectors to
structural plans compare the current
• Attach plan search state of the building
correspondence if no with its original design
• Reference plans available and focus on areas of
made to potential structural
architectural (locations of small-size, concern.
layout plans narrow or slender
and other columns, special, critical
sketches and structures without
instead redundancies, aware of
allowable imposed loads)

52 Jurong Gateway Road #11- 01 Singapore 608550

Tel: 1800 3425 222 | Fax: (65) 6334 4287
www.bca.gov.sg
 5 Defects and • No descriptions • Use appropriate tools The inclusion of
Recommendations on possible such as tapping rods defects and
causes, extent to assess extent of recommendations in
and defects the reports helps to
seriousness of guide building owners
defects • Judicious removal of and facilitate informed
identified plaster or decision-making. This
architectural finishes will enable effective
• Inadequate to assess underlying risk management and
repair structural condition maintain the structural
methodology soundness and safety
and structural over time.
• Summary of defects
investigation and comprehensive
recommendations

(using proper tools to

determine extent of
defects, removal of
plaster revealed cracks
affecting underlying
structural layer)

6 Checking Past • No or little • Reference should be Knowledge of past

Defects and reference made made to past PSI defects aids in
Maintenance on past defects reports, A&A, prioritising areas for
History of and strengthening and inspection and
Buildings maintenance other repair works potential intervention.
history of carried out by the Historical data can
buildings owner help identify
underlying causes of
• As there could • Review of persistent structural
be absence of effectiveness of past issues. Inspectors will
detailed records repair works and be able to evaluate
of any past methodology the effectiveness of
defects and previous interventions
maintenance and maintenance
• Inspection coverage, efforts.
work done on methodology and
the building. recommendation to
Without proper be customised based
documentation, on past maintenance
it is difficult for history
SE to review
the
effectiveness of (higher scrutiny on
past repairs. inspection of basement
structures and topmost
units, effectiveness of
past repair works and
vicinity for visible defects,
recommend material
verification tests such as

52 Jurong Gateway Road #11- 01 Singapore 608550

Tel: 1800 3425 222 | Fax: (65) 6334 4287
www.bca.gov.sg
 carbonation and cover
meter)

7 Survey of • Unauthorised • Inspect and assess Unauthorised (UA)

Unauthorised works not the structural safety works can undermine
Works (UA) identified and of the UA works a building's structural
reported soundness and pose
• Investigate loading safety risks to the
condition and other occupants and the
adverse effects on public. Such works
main building introduce
unanticipated
structural loads,
• Inform owners on the potentially surpassing
procedures for the designed material
demolition and capacities. When
regularisation conducting building
inspections, it is
• Indicate details of essential for
UAs in the report inspectors to gain an
understanding of the
building's present
(location of UAs on state, including any
layout plan, specifying potential risks arising
the affected area, assess from such
structural condition of UA unauthorised works.
and assess loading
condition and any
adverse effects on main
building)

5Examples of special and critical structures are transfer girders/ beams/ trusses, small / slender columns, long
span structures, cable structures, inclined columns, etc.

6Example of structures without redundancies are cantilever structures, cantilever structures without backspan,
cantilever balconies exposed to elements, tension columns, hanging/suspended structures, nibs and corbels, etc.

52 Jurong Gateway Road #11- 01 Singapore 608550

Tel: 1800 3425 222 | Fax: (65) 6334 4287
www.bca.gov.sg
 Annex B

EFFECTIVE STRATEGIES FOR COMPLYING WITH PSI REQUIREMENTS

No. Challenges Strategies Illustrations

i On inspection When it comes to inspection

coverage, Structural coverage, Structural
Engineer is required Engineers are encouraged to
to handle numerous embrace new technology to
photos, mark them on systematically organise and
the plans, assess tag photographs to the plans
their representation of during inspections, for
the building's example, by using
condition, and furnish commercially available mobile
a summary of the apps.
inspected areas.

ii(a) On inspection of When inspecting cladded

cladded columns, columns, with consent from
Structural Engineer the building owners, some
might encounter managed the situation by
challenges in creating small holes through
inspecting at least the existing finishes of
30% of the cladded cladded columns to allow for
columns. Some the use of a borescope for
owners also inspection.
expressed their
concerns about
exposing such
columns.

ii(b) Installation of access Another approach involves

points for Structural installing appropriate access
Engineer to conduct points on the cladded
inspection on such elements for future
columns. inspections or identifying
suitable alternative access
points, such as using false
ceiling to access the columns
requiring inspection.

52 Jurong Gateway Road #11- 01 Singapore 608550

Tel: 1800 3425 222 | Fax: (65) 6334 4287
www.bca.gov.sg
 iii On concealed While inspecting concealed
structures, Structural structures, some employed
Engineer might alternative access points,
encounter challenges such as using the existing
in conducting vents or lighting points, to
inspections if no facilitate the use of a
inspection access borescope for inspection.
points are provided
for the high
suspended ceiling.

52 Jurong Gateway Road #11- 01 Singapore 608550

Tel: 1800 3425 222 | Fax: (65) 6334 4287
www.bca.gov.sg
 An MND Statutory Board
Annex C
RELEASING PERIODIC STUCTURAL INSPECTION (“PSI”) REPORTS TO APPOINTED
STRUCTURAL ENGINEER (“SE”)

Sign and complete this form to indicate if the owner of the Building (described below) wishes to give
consent to the Commissioner of Building Control (“CBC”) to release reports of past PSIs performed for
the Building to the SE appointed by the Building owner.
The past PSI reports will facilitate the Building owner’s appointed SE to carry out the PSI for the
Building, required by CBC in the notice issued by the CBC to the Building owner under section 28(1) of
the Building Control Act 1989.

Note: There is no need to fill up this form if the present owner has acquired this property within
the last 4 years.

To: The Commissioner of Building Control

52 Jurong Gateway Road #10-01
Singapore 608550

I am the owner / duly authorised representative of the owner (please delete as appropriate) of
___________________________ (please state property address) (“Building”):
Name of Building owner Name of duly authorised Designation Email Address
representative of Building (if applicable)
owner (if applicable)

I acknowledge that the Commissioner of Building Control ("CBC”) has issued a notice under section
28(1) of the Building Control Act 1989 ("Notice”) to the Building owner to, amongst others, perform
periodic structural inspection (“PSI”) for the Building, and the Building owner has appointed a structural
engineer in compliance with the Notice (the "SE”).

Please indicate the option of the Building owner by ticking the appropriate box:

- The Building owner has the report(s) of past PSI(s) performed for the Building, and the Building
owner will provide these reports to the SE appointed by the Building owner.

- The Building owner consents to the CBC providing to the SE report(s) of past PSI performed
for the Building.

- The Building owner does NOT consent to the CBC providing to the SE report(s) of past PSI
performed for the Building.

52 Jurong Gateway Road #11- 01 Singapore 608550

Tel: 1800 3425 222 | Fax: (65) 6334 4287
www.bca.gov.sg
Page 1 of 2
 An MND Statutory Board

BY:

Name of Building Owner: ______________________________ Signature: __________________

Designation
(if applicable): ________________________________ Date: ______________________

Contact no.: __________________________________

# - This consent form to be submitted together with the “Appointment of Structural Engineer Form”.

52 Jurong Gateway Road #11- 01 Singapore 608550

Tel: 1800 3425 222 | Fax: (65) 6334 4287
www.bca.gov.sg
Page 2 of 2
 Annex D

Structural Engineer’s Logo (if applicable)

<Structural Engineer’s Name / Firm Name>

Periodic Structural Inspection Report

Notice Reference No.: <SM YYYY/MM/XXXX>

< Name of Building>

<Address of building>

The Word document version can be downloaded from the BCA website:
https://www1.bca.gov.sg/regulatory-info/building-control/periodic-structural-inspection

BCA_BR/PSI-TEMPLATE
[Ver 1.0_Sep_2024]
 Notice. No.: <SM YYYY/MM/XXXX>
<Structural Engineer’s Name / Firm Name>
PERIODIC STRUCTURAL INSPECTION REPORT Section: 0 Page: 2
Date: DD / MMM / YYYY

Table of Contents

Section 0 – General
Standard Declaration by Structural Engineer ........................................................................ 4
Foreword .......................................................................................................................................... 5
Acronyms, Abbreviations and Definitions .............................................................................. 6
Section 1 – Structural System of the Building ........................................................................... 7
1.1 General Information of the Building.............................................................................. 7
1.2 Description of foundation and structural system ..................................................... 7
1.3 Usage of building ............................................................................................................... 7
Section 2 – Observations ................................................................................................................. 8
2.1 Diary and Scope of Visual Inspection........................................................................... 8
2.2 Other observation of visual inspection ........................................................................ 9
Section 3 – Key Findings from Inspection of the Building ................................................... 10
3.1 Survey of concealed key structural elements (such as Connection Systems
Of Prefabricated Prefinished Volumetric Construction – PPVC constructed
Buildings) ....................................................................................................................................... 10
3.2 Survey of timber structures (including Mass Engineered Timber) ..................... 10
3.3 Survey of loading on the building Structure. ........................................................... 10
3.4 Survey of any unauthorised works to the building structure .............................. 10
3.5 Survey of signs of structural defect, deformation, or deterioration ................... 11
3.6 Survey of exposure to aggressive environment...................................................... 11
3.7 Survey of slope, retaining walls and slope protection structures ...................... 11
3.8 Survey of safety barriers (e.g. parapets and railings) ............................................ 12
3.9 Other survey or checks carried out ............................................................................ 12
3.10 Recommended remedial actions for all defects detected. .................................... 12
Section 4 – Inspection Coverage and Conclusion .................................................................. 14
4.1 Inspection Coverage ....................................................................................................... 14
4.2 Summary List of inspected units ................................................................................. 14
4.3 Conclusion ......................................................................................................................... 15
4.4 Recommendation.............................................................................................................. 15
Section 5 – Plans, Sketches and Photographs of Defects.................................................... 16
5.1 Sketches and plans with defects locations indicated ............................................ 16
5.2 Defect Photographs......................................................................................................... 16
 Notice. No.: <SM YYYY/MM/XXXX>
<Structural Engineer’s Name / Firm Name>
PERIODIC STRUCTURAL INSPECTION REPORT Section: 0 Page: 3
Date: DD / MMM / YYYY

ANNEX A – CHECKLISTA FOR PERIODIC STRUCTURAL INSPECTION OF EXISTING

BUILDING(S) AT: <Building Address> .......................................................................................... i
ANNEX B – SUPPLEMENTARY CHECKLISTG FOR CRITICAL COLUMNS IN
RESIDENTIAL BUILDINGS(S) BUILT BEFORE 1 JAN 1989..................................................... 5
Standard Declaration by Structural Engineer ........................................................................ 6
APPENDIX – INSPECTION PHOTOGRAPHS
 Notice. No.: <SM YYYY/MM/XXXX>
<Structural Engineer’s Name / Firm Name>
PERIODIC STRUCTURAL INSPECTION REPORT Section: 0 Page: 4
Date: DD / MMM / YYYY

Standard Declaration by Structural Engineer

Standard Certification by the Structural Engineer

for Periodic Inspection of Buildings

In accordance with Section 28(6) of the Building Control Act 1989 (the “Act”) and Regulations 6
and 7 of The Building Control (Periodic Inspection of Buildings and Building Façade)
Regulations 2021 (the “Regulations”), I, <Name of Structural Engineer>, the Structural
Engineer appointed by the building owner under section 28(3) of the Act have personally
conducted a structural inspection of the building located at <Address> (“Building”), including a
visual survey carried out personally, and hereby submit the report of my inspection of the
Building. I certify and declare that the inspection of the Building was carried out and the report
was prepared by me in accordance with the Act and the Regulations.

__________________________ _________________

Structural Engineer

For Periodic Inspection of Buildings Date

(Signature and Stamp)

 Notice. No.: <SM YYYY/MM/XXXX>
<Structural Engineer’s Name / Firm Name>
PERIODIC STRUCTURAL INSPECTION REPORT Section: 0 Page: 5
Date: DD / MMM / YYYY

Foreword

The visual inspection report contains observations and technical opinions by structural engineer
appointed by the building owner. The structural engineer has carried out a comprehensive visual
inspection that relies largely on his/her professional engineering assessment and judgement. He/She
has exercised reasonable diligence and take active interest in the planning and carrying out of the
inspection of the building.

Under Section 28(4) of the Building Control Act, where a building comprising 2 or more flats is not
subdivided and there are subsisting leases for those flats registered under the Registration of Deeds
Act 1988 or the Land Titles Act 1993, all the owners of those have jointly appointed the same structural
engineer to carry out a structural inspection. The structural engineer has commenced the structural
inspection after he/she has been jointly appointed by all owners of the building

For the purposes of Section 28(6)(a) of the Building Control Act, the appointed structural engineer must
carry out the inspection in the manner prescribed in the Building Control (Periodic Inspection of
Buildings and Building Facades) Regulations 2021.

This report consists of a visual survey carried out personally by the appointed structural engineer with
reasonable diligence, which, broadly includes all the following:
(a) the condition of the building;
(b) the loading on the structure of the building;
(c) whether there is evidence of any structural works that are or were carried out without any prior
approval of the plans of those works where prior approval is required by Part 2 of the Building
Control Act.

Next, if an appointed structural engineer, after carrying out a visual inspection of the building,
reasonably suspects or is of the opinion that there is any defect, deformation or deterioration in the
structure of the building that will or will be likely to:
1) endanger or reduce the structural stability or integrity of any part of the building; and
2) is of the opinion that it is necessary to carry out a full structural investigation of the building in
order —
i. to ascertain the cause of the defect, deformation or deterioration; and
ii. to recommend appropriate measures or other building works to ensure the structural stability
or integrity of the building.

The appointed structural engineer will, and only with the prior approval of the Commissioner of Building
Control, with reasonable diligence carry out a full structural investigation of the building.
 Notice. No.: <SM YYYY/MM/XXXX>
<Structural Engineer’s Name / Firm Name>
PERIODIC STRUCTURAL INSPECTION REPORT Section: 0 Page: 6
Date: DD / MMM / YYYY

Acronyms, Abbreviations and Definitions

List of Definitions

Structures without Example of structures without redundancies are cantilever structures,

redundancies cantilever structures without back span, cantilever balconies exposed to
elements, tension columns, hanging/suspended structures, nibs and
corbels, etc.

Special and critical Examples of special and critical structures are transfer girders/
structures beams/trusses, small / slender columns, long span structures, cable
structures, inclined columns, etc

Additional inspection Additional inspection coverage that are required due to age, defects
coverage observed and maintenance history

Concealed columns Columns concealed behind architectural finishes with air gaps between
the column face and the finishes. It excludes those columns concealed
with materials adhered fully to the column face, i.e. tiles, plaster,
wallpaper

Structural materials Structural materials such as reinforced concrete, pre-stressed concrete,

steel, etc.

Unauthorised works Any structural works that are or were carried out without any prior
approval by the Commissioner of Building Control of the plans of those
works where prior approval is required under Part 2 of the Building
Control Act 1989

<others> <to insert as required>

<others> <to insert as required>
<others> <to insert as required>
<others> <to insert as required>

List of Acronyms and Abbreviations

BCA Building and Construction Authority

ST Plans Structural Plans

BP Plans Building Plans

TOP Temporary Occupancy Permit

CSC Certificate of Statutory Completion

RC Reinforced Concrete
 Doc. No.: <SM YYYY/MM/XXXX>
<Structural Engineer’s Name / Firm Name>
UAS Operations Manual Section: 1 Page: 7
Date: DD / MMM / YYYY

Section 1 – Structural System of the Building

1.1 General Information of the Building

• Name and address of the building

• Number of storeys in each block of building
• Describe the usage of the building (e.g. commercial, residential, mix-use development consist
of commercial and residential, industrial, etc.)
• Maintenance history of the building, if known
• Know defects from past PSI report provided by the owner, if any.
• Any resurfacing of past defects.

1.2 Description of foundation and structural system

The inspection was conducted with reference to the following BP Plans / ST plans:
Axxxx-xxxx-xxxx-STxx, Axxxx-xxxx-xxxx-BPx.

The building was constructed of conventional RC system, with RC beams and slab supported on piled
foundation system. (Please provide attachments, e.g. structural plans)

The pitch roof is constructed of timber rafter supporting the tiled finishes.

The building was completed in YYYY according to the information obtained from legal search. The
building is xx years old.

There are no special and critical structural systems identified in the building.

Or

Critical structural systems in the building consist of RC transfer beams located at … (Please provide
attachments, e.g. structural plans)

1.3 Usage of building

S/N Location Usage Photograph no.

1 Level 1 Retail shops No. xx

X Level 2 Residential
 Doc. No.: <SM YYYY/MM/XXXX>
<Structural Engineer’s Name / Firm Name>
PERIODIC STRUCTURAL INSPECTION REPORT Section: 2 Page: 8
Date: DD / MMM / YYYY

Section 2 – Observations

2.1 Diary and Scope of Visual Inspection

The visual inspection was conducted on DD/MMM/YYYY in the presence of the building owner / owner’s
tenant.

High-resolution digital camera with long distance zoom was used in the visual inspection. Other items
and equipment used during the inspection includes:
• Borescope
• Tapping rod

The visual inspection has covered all structural elements within the buildings.

Or

Residential Developments

All special and critical structures and structures without redundancies within the residential building
have been visually inspected. Where such structures are concealed by architectural finishes, access
has been made to inspect the concealed structure.

All structural elements in the common area (e.g. corridor, stairway, lift lobby, clubhouse) have been
inspected.

The building is xx years old. The building is not more than 30 years old. More than 20% of the
residential units has been accessed for inspection. The units selected are well-distributed and
representative of the building’s structural condition. The principal in selecting the units is as follows:
• All rooftop units have been accessed and inspected.
• At least 1 unit per storey on all other storeys have been accessed and inspected
• The units selected for inspection are well distributed (i.e. units inspected are situated at
different wings in the tower/block)

Non-residential Developments (e.g. Commercial/Industrial)

All special and critical structures and structures without redundancies have been visually inspected. If
such structures are concealed by architectural finishes, access have been made to inspect the
concealed structures. No deterioration been observed.

All areas with unconcealed structural elements have been visually inspected. No deterioration been
observed.

For indoor areas not exposed to weather and covered by suspended ceilings, at least 1 suspended
ceiling has been accessed at every 500m2 interval. No deterioration been observed.
 Doc. No.: <SM YYYY/MM/XXXX>
<Structural Engineer’s Name / Firm Name>
PERIODIC STRUCTURAL INSPECTION REPORT Section: 2 Page: 9
Date: DD / MMM / YYYY

For outdoor areas exposed to weather (e.g. outdoor shelter, pickup/drop off point) and covered by
suspended ceiling, at least 1 suspended ceiling has been accessed at every 250m2 interval. No
deterioration been observed. The photos of the accessed ceiling can be found as appended justifying
the required coverage.

For cladded columns, at least 30% of the cladded columns has been inspection by using a
borescope/accessing via the ceiling panel to determine the condition of the structure. No
deterioration been observed. The photos of the inspected cladded columns can be found as appended
justifying the required coverage.

Notwithstanding the minimum requirements for inspection coverage indicated above, professional
judgement has been made if higher inspection coverage is required. A list of factors that will warrant
higher inspection coverage should include, but are not limited to:
i) Age
ii) Areas of high humidity/Wet area (e.g. toilet)
iii) Cause(s) and extent of defect(s) observed
iv) Exposure condition of the building (e.g. heat, proximity to aggressive environment
v) Maintenance history of past defects and past strengthening works
vi) Complex structural layout (e.g. long span, transfer structure, different structural
systems)
vii) Visibility of concealed structural elements based on line of sight from inspection point
of suspended ceiling

As no defects has been identified, there is no need for additional coverage beyond the minimum
requirements.

2.2 Other observation of visual inspection

Presence of heavy suspended fixtures (e.g. large ceiling fan, heavy air-con ducts, heavy false-ceiling,
suspended decorations, etc.) has been observed in crowded locations, at food courts/ atrium/
waiting/seating areas.

According to the managing agent, there has been no known maintenance problems.

There no previous rectification carried out on the building structure.

<Useful plans, sketches, photographs and tabulations could also be included to illustrate the findings
of the inspection.>
 Doc. No.: <SM YYYY/MM/XXXX>
<Structural Engineer’s Name / Firm Name>
PERIODIC STRUCTURAL INSPECTION REPORT Section: 3 Page: 10
Date: DD / MMM / YYYY

Section 3 – Key Findings from Inspection of the Building

3.1 Survey of concealed key structural elements (such as Connection

Systems Of Prefabricated Prefinished Volumetric Construction – PPVC
constructed Buildings)

Description by SE …………………………………………………………….
…………………………………………………………….

Key findings for 3.1:

Choose an item.

Choose an item.

3.2 Survey of timber structures (including Mass Engineered Timber)

Description by SE …………………………………………………………….
…………………………………………………………….

Key findings for 3.2

Choose an item.

3.3 Survey of loading on the building Structure.

Description by SE …………………………………………………………….
…………………………………………………………….

Key findings for 3.3:

Choose an item.

3.4 Survey of any unauthorised works to the building structure

Description by SE …………………………………………………………….
…………………………………………………………….

Key findings for 3.4:

Choose an item.
 Doc. No.: <SM YYYY/MM/XXXX>
<Structural Engineer’s Name / Firm Name>
PERIODIC STRUCTURAL INSPECTION REPORT Section: 3 Page: 11
Date: DD / MMM / YYYY

Size and Condition of the Photograph

S/N Name of Structure Location
structure no.

Roof / XX m2.
Workshop / The structure is in good
1 E.g. mezzanine floor Refer to sketch / condition. No distress has No. xx
plan been observed on its
… supporting structure.

X XXX

X XXX

3.5 Survey of signs of structural defect, deformation, or deterioration

Description by SE …………………………………………………………….
…………………………………………………………….

Key findings for 3.5

Choose an item.

3.6 Survey of exposure to aggressive environment.

Description by SE …………………………………………………………….
…………………………………………………………….

Key findings for 3.6

Choose an item.
Choose an item.

3.7 Survey of slope, retaining walls and slope protection structures

Description by SE …………………………………………………………….
…………………………………………………………….

Key findings for 3.7

Choose an item.
 Doc. No.: <SM YYYY/MM/XXXX>
<Structural Engineer’s Name / Firm Name>
PERIODIC STRUCTURAL INSPECTION REPORT Section: 3 Page: 12
Date: DD / MMM / YYYY

3.8 Survey of safety barriers (e.g. parapets and railings)

Description by SE …………………………………………………………….
…………………………………………………………….

Key findings for 3.8

Choose an item.

3.9 Other survey or checks carried out

Description by SE …………………………………………………………….
…………………………………………………………….

Key findings 3.9

Choose an item.

3.10 Recommended remedial actions for all defects detected.

Non-structural defect
/Minor structural
Defect Type Repair Method
defects / Structural
defects

EXAMPLES
Non-structural defect List …
Plaster cracks

EXAMPLES
• Minor RC Cracks < 2mm
width AND < 30mm deep
• Localised and minor
Concrete Spalling (Extent
of spalling < 300mm in
longest direction)
• Termite infestation/
Timber Rotting (not on
Minor structural defect List …
key structural element.
E.g. timber runner beam
or purlin etc.)
• Surface rust/ pitting of
steel members (with no
reduction in member
thickness)
• Settlement of non-
suspended slabs
 Doc. No.: <SM YYYY/MM/XXXX>
<Structural Engineer’s Name / Firm Name>
PERIODIC STRUCTURAL INSPECTION REPORT Section: 3 Page: 13
Date: DD / MMM / YYYY

EXAMPLES
• Structural Cracks
• Extensive Concrete
Spalling (Extent of
spalling > 300mm in
longest direction)
• Termite infestation/
List … (and indicate the specific
Timber Decay Structural defect
location)
• Corrosion of steel
members (with reduction
in thickness)
• Excessive deformation/
deflection/ settlement/
bulging of structural
elements
 Doc. No.: <SM YYYY/MM/XXXX>
<Structural Engineer’s Name / Firm Name>
PERIODIC STRUCTURAL INSPECTION REPORT Section: 4 Page: 14
Date: DD / MMM / YYYY

Section 4 – Inspection Coverage and Conclusion

4.1 Inspection Coverage

Total no. of blocks in the vicinity: xxx (entry box added)

Age of building: xxx years old (entry box)

4.2 Summary List of inspected units

Residential
The summary list of residential units inspected and the observation from each unit have been
tabulated in the following table. All units at the top floor has been inspected. At least 1 unit from
every floor at different location has been inspected.

Block 1
S/n Unit no. Observation Photo no.:
1 #10-101 No defect observed
2
Total units inspected: xx
Total no. of units in the tower/block: xx
Percentage of overall units surveyed: xx%

Block 2
S/n Unit no. Observation Photo no.:
1 #10-201 No defect observed
2
Total units inspected: xx
Total no. of units in the tower/block: xx
Percentage of overall units surveyed: xx%

Commercial, Industrial, Institutional,

The summary list of *commercial/industrial/institutional units inspected and the observation from
each unit have been tabulated in the following table.
 Doc. No.: <SM YYYY/MM/XXXX>
<Structural Engineer’s Name / Firm Name>
PERIODIC STRUCTURAL INSPECTION REPORT Section: 4 Page: 15
Date: DD / MMM / YYYY

4.3 Conclusion

Description by SE …………………………………………………………….
…………………………………………………………….

The inspected building structure is found to be structurally safe and sound.

Key findings

Choose an item.
Choose an item.

4.4 Recommendation

Description by SE …………………………………………………………….
…………………………………………………………….
It is recommended that the building owner shall continue to properly maintain the building and
conduct their own regular checks before the next cycle of inspection which will be conducted again in
5-years.

For the durability of the timber structures, it is recommended that a pest control specialist to be
engaged periodically to check for any presence of termite affecting the timber elements.

This will ensure that any newly developed defect could be discovered and rectified in time.
Key findings {drop-down list}

Choose an item.
 Doc. No.: <SM YYYY/MM/XXXX>
<Structural Engineer’s Name / Firm Name>
PERIODIC STRUCTURAL INSPECTION REPORT Section: 5 Page: 16
Date: DD / MMM / YYYY

Section 5 – Plans, Sketches and Photographs of Defects

5.1 Sketches and plans with defects locations indicated

Description by SE …………………………………………………………….
…………………………………………………………….

<Insert sketches and ST plans>

5.2 Defect Photographs

Note: Please submit all other inspection Photos as a separate document.

<Photograph, clearly showing the usage or condition of the structural elements >

Photograph 1 General view of building exterior

Observation Defect has been observed
Nature of defect: Non-Structural / Minor-Structural/ Structural
Recommended Actions Reference to Summary List from 3.10
 Doc. No.: <SM YYYY/MM/XXXX>
<Structural Engineer’s Name / Firm Name>
PERIODIC STRUCTURAL INSPECTION REPORT Section: 5 Page: 17
Date: DD / MMM / YYYY

<Photograph, clearly showing the usage or condition of the structural elements >

Photograph 2 General view of building exterior

Observation Defect has been observed
Nature of defect: Non-Structural / Minor-Structural/ Structural
Recommended Actions Reference to Summary List from 3.10

<Photograph, clearly showing the usage or condition of the structural elements >

Photograph 3 General view of building exterior

Observation Defect has been observed
Nature of defect: Non-Structural / Minor-Structural/ Structural
Recommended Actions Reference to Summary List from 3.10
 Doc. No.: <SM YYYY/MM/XXXX>
<Structural Engineer’s Name / Firm Name>
PERIODIC STRUCTURAL INSPECTION REPORT Section: 5 Page: 18
Date: DD / MMM / YYYY

<Photograph, clearly showing the usage or condition of the structural elements >

Photograph 4 General view of building exterior

Observation Defect has been observed
Nature of defect: Non-Structural / Minor-Structural/ Structural
Recommended Actions Reference to Summary List from 3.10

<Photograph, clearly showing the usage or condition of the structural elements >

Photograph 5 General view of building exterior

Observation Defect has been observed
Nature of defect: Non-Structural / Minor-Structural/ Structural
Recommended Actions Reference to Summary List from 3.10
 Doc. No.: <SM YYYY/MM/XXXX>
<Structural Engineer’s Name / Firm Name>
PERIODIC STRUCTURAL INSPECTION REPORT Section: 5 Page: 19
Date: DD / MMM / YYYY

<Photograph, clearly showing the usage or condition of the structural elements >

Photograph 6 General view of building exterior

Observation Defect has been observed
Nature of defect: Non-Structural / Minor-Structural/ Structural
Recommended Actions Reference to Summary List from 3.10

<Photograph, clearly showing the usage or condition of the structural elements >

Photograph 7 General view of building exterior

Observation Defect has been observed
Nature of defect: Non-Structural / Minor-Structural/ Structural
Recommended Actions Reference to Summary List from 3.10
 Doc. No.: <SM YYYY/MM/XXXX>
<Structural Engineer’s Name / Firm Name>
PERIODIC STRUCTURAL INSPECTION REPORT Section: 5 Page: 20
Date: DD / MMM / YYYY

<Photograph, clearly showing the usage or condition of the structural elements >

Photograph 8 General view of building exterior

Observation Defect has been observed
Nature of defect: Non-Structural / Minor-Structural/ Structural
Recommended Actions Reference to Summary List from 3.10

<Photograph, clearly showing the usage or condition of the structural elements >

Photograph 9 General view of building exterior

Observation Defect has been observed
Nature of defect: Non-Structural / Minor-Structural/ Structural
Recommended Actions Reference to Summary List from 3.10
ANNEX A – CHECKLISTA FOR PERIODIC STRUCTURAL INSPECTION OF
EXISTING BUILDING(S) AT: <Building Address>

Please tick Y or N/A, which are defined below, accordingly for all checklist items:

Y – Yes, I declare that I have checked and addressed the item in my report
N/A – Not applicable, I declare that I have checked and found the item to be not applicable
(i.e. does not exist)

Y NA
1. Structural System of the Building:
a) Reference to structural layout plans and details

b) Description of foundation system

c) Description of structural system (including storey height)

Location of critical floor systems (e.g. flat slab, flat plate or pre-stressed slab
d)
etc.), if any

2. Special and Critical StructuresB:

a) Signs of distress, cracks, deformation or corrosion

3. Structures without RedundanciesC:

a) Signs of distress, cracks, deformation or corrosion

4. Concealed Key Structural Elements And Connection Systems Of Prefabricated

Prefinished Volumetric Construction (PPVC) Constructed Buildings:
a) Reference to approved structural plans for location and detail of inspection
access points
b) Signs of distress, deformation or corrosion on concealed structural elements
and connection systems

A
This checklist is to be included in the inspection report.
B
Examples of special and critical structures are transfer girders/ beams/ trusses, small / slender columns, long
span structures, cable structures, inclined columns, etc.
C
Examples of structures without redundancies are cantilever structures, cantilever structures without backspan,
cantilever balconies exposed to elements, tension columns, hanging/suspended structures, nibs and corbels,
etc. Reference should also be made to Annex C.
GUIDELINES FOR STRUCTURAL ENGINEERS i
 Y NA
5. Timber structures (including Mass Engineered Timber):
Signs of biological damage or decay (e.g. termite attack or fungus growth,
a) etc.)

b) Signs of deterioration (e.g. creep deformation, delamination, cracks, etc.)

Areas prone to water leakage, accumulation of water that can result in ingress
c) of water (e.g. end cap protection remain intact and water tight, waterproofing
is still effective)
Increase in moisture content beyond code and specialist recommendations
d)
checked using devices such as moisture meters and scanners.
Need for inspection and testing by a specialist (e.g. anti-termite, timber
e) specialist, etc.)

6. Survey of Loading:
a) Compatibility of existing usage with the design loading
Deviation from intended use or supporting higher imposed load as
b) recommended in the design codes (e.g. CP3, BS 6399 or SS EN 1991 and the
relevant national annexes)
Signs of distress or deformation due to overloading (to show affected
c) location(s) on plan)

7. Unauthorised WorksD:
a) Presence of unauthorised works (to show locations on plan)

b) Impact of unauthorised works on the building structure

c) Record of previous strengthening works without Approved Plans.

d) Additional unauthorised floor within a high volume/headroom space

8. Signs of structural defects and deterioration:

a) Building tilt/ settlement

b) Structural deformation

c) Major structural defects (e.g. structural cracks, decayed timber member, etc.)

d) Minor structural defects (e.g. minor corrosion and minor spalling, etc.)

e) Non-structural defects

D
Evidence of any structural works that are or were carried out without any prior approval of the plans of those
works where prior approval is required by Part 2 of the Building Control Act
GUIDELINES FOR STRUCTURAL ENGINEERS ii
 Y NA
9. Exposure to aggressive environment:
a) Column immersed in water (e.g. ground floor water tank, seawater, lakes, etc.)
Aggressive chemicals or other similar substances which may accelerate the
b) deterioration of structural elements, particularly in industrial buildings

10. Slope, Retaining Walls And Slope Protection StructuresE:

a) Signs of slope erosion
Defects of retaining wall and other slope protection structures (e.g. cracks, tilt,
b) displacement, etc.)
Signs of undesirable condition surrounding retaining wall (e.g. tension cracks
c) in soil, choked weephole(s), presence of big trees nearby, inadequate surface
drainage etc.)

11. Safety Barriers (i.e. parapets & railings):

a) Any signs of structural defect, deformation or deterioration

b) Any continuous handrail for full glass barriers

12. Other Surveys Or Checks Carried Out

Presence of heavy suspended fixtures (e.g. thick cement plaster, large
a) cement-based or gypsum board over) in crowded locations, such as food
courts, atrium, waiting/seating areas
Records of and comments on any known maintenance problems and previous
b) rectification carried out on the building structure.

13. Inspection Coverage

Summarised list of units inspected
a)
• Percentage of units inspected: %
F
At least 30% of cladded columns are exposed for inspection
b)
• Percentage of cladded columnsF exposed: %
Suspended ceiling accessed points are indicated on a structural/building
c) layout plan

d) Justification of inspection coverage

E
Examples of slope protection structures are soil nails, ground anchors, shotcrete slope, etc.
F
Columns concealed behind architectural finishes with air gaps between the column face and the finishes. It
excludes those columns concealed with materials adhered fully to the column face, i.e. tiles, plaster, wallpaper
GUIDELINES FOR STRUCTURAL ENGINEERS iii
 Y NA
14. Recommended remedial actions for all defects detected

15. Standard Certification on first and last page of report

__________________________ _________________
Structural Engineer
For Periodic Inspection of Buildings Date
(Signature and Stamp)
ANNEX B – SUPPLEMENTARY CHECKLISTG FOR CRITICAL COLUMNS IN
RESIDENTIAL BUILDINGS(S) BUILT BEFORE 1 JAN 1989

Please tick Y or N/A, which are defined below, accordingly for all checklist items:

Y – Yes, I declare that I have checked and addressed the item in my report
N/A – Not applicable, I declare that I have checked and found the item to be not applicable
(i.e. does not exist)

Y NA
1. Presence of Critical Columns:
a) Design concrete grade 20

b) Small-size, narrow, or slender columnsH

c) Columns subjected to bi-axial bending or bending about minor axis

d) Columns unbraced along minor axis.

e) Void deck used as carpark

2. Signs of structural defects and deterioration:

a) Spalling, cracks or deformation

b) Signs of damage by external force (e.g. vehicular impact)

c) Signs of differential settlement

3. Recommendations:
c) Need for full structural investigation

d) Need for crash barrier around void deck columns

__________________________ _________________
Structural Engineer
For Periodic Inspection of Buildings Date
(Signature and Stamp)

G
This supplementary checklist is to be used together with ‘Annex A - Checklist for Periodic Structural
H
As a guide, small size or narrow columns are defined as having minimum width less than/ equal to 300mm
Standard Declaration by Structural Engineer

Standard Certification by the Structural Engineer

for Periodic Inspection of Buildings

In accordance with Section 28(6) of the Building Control Act 1989 (the “Act”) and Regulations 6
and 7 of The Building Control (Periodic Inspection of Buildings and Building Façade)
Regulations 2021 (the “Regulations”), I, <Name of Structural Engineer>, the Structural
Engineer appointed by the building owner under section 28(3) of the Act have personally
conducted a structural inspection of the building located at <Address> (“Building”), including a
visual survey carried out personally, and hereby submit the report of my inspection of the
Building. I certify and declare that the inspection of the Building was carried out and the report
was prepared by me in accordance with the Act and the Regulations.

__________________________ _________________

Structural Engineer
For Periodic Inspection of Buildings Date

(Signature and Stamp)

The Word document version can be downloaded from the BCA website:
https://www1.bca.gov.sg/regulatory-info/building-control/periodic-structural-inspection