How to Choose a Renovation Contractor — 8 Questions You Must Ask

Choosing the wrong renovation contractor is one of the most expensive mistakes a homeowner can make. We've heard the stories — contractors who disappear mid-project, who use substandard materials, who charge deposits and never show up again, or who produce work so poor it has to be redone.

The good news is that most bad contractors give themselves away early, if you know what to look for. These eight questions will help you tell the professionals from the cowboys.

Question 1: Are You HDB-Approved?

For HDB flats, this is non-negotiable. Only HDB-approved contractors can apply for the necessary permits. If a contractor says they'll "sort out the permits" but isn't registered with HDB, they're either planning to do unpermitted work or use a third party — both of which expose you to liability.

You can verify HDB-approved contractors directly on the HDB website.

Question 2: Can I See a Breakdown of Your Quote?

Any contractor who won't provide a line-by-line itemised quotation is a contractor to avoid. A proper quote should show you the cost of every major element — flooring, carpentry, tiling, electrical, painting — separately. Bundled quotes make it impossible to compare fairly or to understand what you're actually paying for.

If a contractor gives you a single number for a "full renovation" without breakdown, ask them to itemise it. If they refuse or can't, walk away.

Question 3: Who Will Actually Do the Work?

Some renovation companies are primarily salespeople who subcontract every trade to third parties. This isn't automatically bad — but you should know. If a contractor has in-house carpenters, tilers, and electricians, there's better quality control. If everything is subcontracted, who manages those subcontractors, and who's responsible when something goes wrong?

Question 4: Can I Speak to a Recent Client?

Reputable contractors will have no hesitation connecting you with recent clients — sometimes arranging a reference site visit. If a contractor only has testimonials on their own website and no verifiable references, be cautious. Online reviews are helpful, but a real conversation with a real client tells you far more.

Question 5: What Warranty Do You Provide?

A professional contractor provides a written workmanship warranty — typically 12 months for general works and longer for specific elements like waterproofing. If a contractor offers no warranty, or only a verbal one, that's a significant red flag. Get it in writing, in the contract.

Question 6: What's Your Payment Schedule?

Never pay more than 20–30% upfront. A common scam involves contractors collecting a large deposit, starting works, then disappearing or demanding more money before completing. A fair payment schedule ties payments to project milestones: deposit at signing, progress payments at defined stages, and a final payment only after you've done your handover walkthrough and are satisfied.

Question 7: Who Is My Point of Contact?

Will you be dealing with a salesperson who disappears after you sign, or a dedicated project manager who oversees your renovation day-to-day? The difference matters enormously. Good project management is what keeps a renovation on schedule and ensures your concerns are heard and acted on quickly.

Question 8: What Happens If Something Goes Wrong?

Ask directly: "If there's a defect, how do you handle it?" A confident, experienced contractor will have a clear answer — a defect rectification process, a timeframe for response, and a warranty that covers it. A contractor who gets defensive or vague at this question is telling you something important.

One Final Check

Before you sign, do a basic background check. Look for the company's registration on ACRA (bizfile.gov.sg). Check if they have a physical office address. Google their company name plus the word "complaint" or "review." Five minutes of online checking can save you months of grief.