New Erection vs Reconstruction vs A&A: What’s the Difference for Landed Property Owners in Singapore?

Introduction

If you’re planning to upgrade or rebuild your landed property in Singapore, you’ve probably come across terms like New Erection, Reconstruction, and A&A Works (Additions & Alterations). While they all involve improving your property, they come with very different regulations, project scopes, and cost implications.

In this article, we break down what each term means under BCA and URA guidelines — and help you decide which is right for your project.

What is a New Erection?

A New Erection refers to building an entirely new structure on a vacant plot or after demolishing the existing house in full. It requires:

• Full submission of Architectural, Structural, and M&E plans to authorities

• Planning permission from URA, and clearances from BCA, SCDF, and other agencies

• Compliance with current envelope control and building height limits

When is it used?

• Old house is beyond repair or has poor foundation

• Owner wants a totally new design (e.g., bungalow replacing semi-D)

• Want to maximise GFA under new guidelines

What is Reconstruction?

Reconstruction is not a complete rebuild, but it involves extensive changes to the existing house, including:

• Replacing more than 50% of the building structure (e.g., walls, slabs)

• Changing building form or layout significantly

• May involve partial demolition, especially roof or facade

It is classified as a major works project, and:

• Still requires Qualified Persons (QPs) to submit structural and architectural drawings

• May involve temporary diversion of services, scaffolding, hoarding

• Does not require demolishing the whole building

Common for: upgrading terrace homes or semi-Ds while keeping foundation and some structural elements.

What is A&A (Additions & Alterations) Work?

A&A Work involves minor structural and architectural changes to the existing house without altering the core layout or load-bearing structure.

Examples include:

• Adding a car porch or balcony

• Extension of room/s

• Restoration of architectural elements such as windows, doors and original decorative features

• Change of entire floor using similar or different material

  Addition or removal of:

  • void

  • roof mezzanine

Typically:

• Requires QP submissions but no planning permission if within envelope control

• Faster approval and lower cost

• Often done while the house remains occupied (if very minor)

Best for: Homeowners looking to modernise or refresh the home without full-scale rebuilding.

New Erection vs Reconstruction vs A&A

Type	Structure Scope	Authority Approval	Duration	Typical Use
New Erection	Entirely new building	Full BCA, URA, SCDF	Longest (9–18 months)	Complete teardown + rebuild
Reconstruction	Major structural change	BCA QP submission	Mid-range (6–12 months)	Upgrading outdated house
A&A Works	Minor additions/alterations	Minor, QP only. If involves structural, BCA PE submission is needed too	Fastest (3–6 months)	Extension of spaces

Conclusion

Understanding the difference between New Erection, Reconstruction, and A&A Works is crucial when planning your landed property project. The right classification affects:

• Time to completion

• Approval process

• Budget and design potential

At Hitomo Construction, we’re a BCA Class 1 Builder experienced in handling all three scopes. Whether you’re tearing down and rebuilding, retrofitting a structure, or simply adding a new touch to your home — we’re here to guide you from design to delivery.

Contact us today for a site assessment or consultation.

Before New Erection

After New Erection