Most renovation regret traces back to who was hired, not what was chosen. Here is how to compare firms on the things that actually predict how a project goes.
By Alderic Tan · 3dots · Updated 16 August 2026
Quick answer
Check three things before you discuss design or price: that the firm is listed on HDB’s Directory of Renovation Contractors, that the quotation is itemised line by line, and that one named person will be accountable for your project.
Only contractors on HDB’s directory may carry out HDB renovation work or submit permit applications on your behalf.
Compare quotes on identical scope. Package prices hide what has been left out.
Interior designers, contractors and design-and-build firms differ in what they take responsibility for — know which you are hiring.
These terms get used loosely in Singapore, and the difference matters when something goes wrong.
Interior design firm. Leads on concept, space planning, materials and drawings. Build work is often subcontracted, so ask who actually holds the trades.
Renovation contractor. Executes the work. Usually cheaper for a defined scope, but expects you to have decided what you want and to manage decisions as they arise.
Design-and-build. One firm carries both design and construction, so there is no gap between the drawing and the site. Accountability sits in one place.
HDB maintains a Directory of Renovation Contractors, and only firms listed on it may carry out renovation work in HDB flats or submit permit applications. This applies even to work that does not need a permit.
Registration is a baseline, not a recommendation. It confirms a firm is permitted to work in your flat. It says nothing about the quality of their carpentry or whether they finish on time.
Most homeowners compare the wrong thing: the bottom line. Two quotes are only comparable when they describe the same work.
Give every firm the same scope. Same rooms, same carpentry, same finish level. Otherwise you are comparing different projects.
Insist on itemisation. Line by line, with quantities and material specifications. A lump sum tells you nothing about what you can adjust.
Check what is excluded. Appliances, lighting, curtains, aircon and cleaning are commonly outside the quote.
Read the payment schedule. Progressive payments tied to completed stages are normal. A large deposit before work begins is not.
Ask how variations are handled. Every project changes. What matters is whether changes are priced and signed off in writing before work proceeds.
Who is my point of contact, and will that person be on site?
How many projects will be running at the same time as mine?
Which trades are in-house, and which are subcontracted?
What happens if the schedule slips — and what has caused slippage on your recent projects?
Can I see a project of similar scope, ideally in person rather than only in photographs?
What is the defects liability period after handover, and how are defects handled?
A large upfront payment requested before any work or drawings.
A quotation with no itemisation, or one that arrives as a single figure.
Pressure to sign at a showroom visit, often paired with a discount that expires that day.
No mention of permits for work that clearly needs approval.
Verbal agreement to changes without written variation.
A firm unwilling to name the person accountable for your project.
A conversation about how you live before any drawing appears. A site visit before a number is quoted. An itemised proposal you can read and question. A schedule agreed in writing. One person who answers the phone throughout, and who is still answering it after handover.
We are a design-and-build studio, so design and construction sit with the same team and there is nobody to pass the blame to. Our co-founder has more than ten years of hands-on experience including project management, and we are backed by an established building contractor for construction capability. Every project starts with a conversation and ends with an itemised proposal you can actually make decisions from.
To carry out renovation work in an HDB flat, yes. Only contractors listed on HDB’s Directory of Renovation Contractors may do the work or submit permit applications on your behalf, and this applies even to renovations that do not require a permit.
An interior design firm leads on concept, space planning and materials, often subcontracting the build. A contractor executes work you have already specified. A design-and-build firm carries both, so one team is accountable for the drawing and the site.
Enough to compare meaningfully, usually two or three, and all on identical scope. Comparing quotes for different scopes tells you nothing useful, and itemised quotes are the only ones you can compare line by line.