By The Address desk · Last verified 11 October 2026
Every condo in Singapore is run by a Management Corporation Strata Title (MCST), made up of all the owners and led by an elected council. It manages the common property and enforces by-laws under the Building Maintenance and Strata Management Act (BMSMA). Prescribed by-laws apply to every condo; extra ones, on pets, parking, noise or design, need a special resolution: 75% of the share value of votes cast. Exclusive use of common property for more than three years needs a 90% resolution. Works that change your unit’s appearance need MCST approval, but the MCST cannot stop you fitting safety grilles. And an MCST cannot fine you or forfeit your deposit; disputes go to the Strata Titles Boards or the court.
Condo living works best when everyone knows the house rules. Here is what your MCST can and cannot do, in plain English.
Quick facts
- Prescribed by-laws apply to every MCST and override any additional by-laws.
- Additional by-laws: special resolution, at least 21 days’ written notice, 75% of share value of votes cast.
- New by-laws take effect only once lodged with the Commissioner of Buildings, within 45 days of the resolution.
- By-laws cannot stop you selling, leasing or mortgaging your unit.
- MCSTs cannot impose fines or forfeit deposits, but may recover administrative fees for costs a breach causes.
- Disputes: Strata Titles Boards or the court.
How by-laws are made, and what they can cover
BCA’s guide lists the kinds of matters additional by-laws commonly cover: safety and security, parking, floor coverings, rubbish disposal, behaviour and nuisance, and pets. They must not clash with the prescribed by-laws, restrict dealings in a unit, interfere with legal easements or stray beyond the MCST’s powers.
| What the MCST wants to do | Resolution needed |
|---|---|
| Make, amend or repeal most additional by-laws | Special resolution (75% of share value of votes cast) |
| Give an owner exclusive use of common property for under a year | Ordinary resolution |
| Exclusive use for one to three years | Special resolution |
| Exclusive use for more than three years | 90% resolution |
| Approve works that add gross floor area | 90% resolution |
| Turn design guidelines into by-laws | Special resolution |
House Rules drawn up by the developer before the MCST is formed are not enforceable as by-laws; BCA suggests essential ones be converted into by-laws at the first AGM.
Renovations: what needs approval
- Works that affect the building’s appearance or structure need MCST authorisation before you start, under section 37 of the BMSMA. The MCST can set design guidelines for things like awnings, windows and shades.
- Works that add floor area need a 90% resolution at a general meeting.
- Works that use common property, such as fixing anchor points into an external wall, need MCST approval, possibly through an exclusive use by-law.
- Safety equipment, such as window grilles and child-safety devices, cannot be blocked by the MCST under section 37A, though you must follow any design guideline by-laws.
- Awnings should be installed in a structurally sound way, certified by a qualified professional, with the required approvals.
Internal renovations can also need approval from BCA or other agencies, depending on the work; your contractor and BCA’s website are the places to check.
Pets in condos
BCA’s example pet by-law focuses on behaviour: pets must not disturb other residents, owners must clean up after them, and the MCST may charge an administrative fee of up to $200 to recover cleaning costs. Whether your condo goes further, for example on the type or number of pets or their use of lifts and lobbies, depends on its own by-laws, so read them before you adopt. National rules on licensing and approved breeds, set by the Animal & Veterinary Service, apply on top.
When there’s a dispute
- The MCST talks to the owner or occupier informally.
- It issues a formal written notice.
- If the breach continues, the MCST, another owner, a mortgagee in possession, a lessee or an occupier can apply to the Strata Titles Boards or the court to stop the breach or recover damages.
The MCST must act impartially, and it cannot bar an owner from facilities without a court order. If it unreasonably refuses consent for works, the owner can also apply to the Strata Titles Boards.
The WahLiao Verdict
Ask your managing agent for the full, lodged by-laws before you buy, renovate or bring home a pet, and get any approval in writing before the contractor arrives. If a rule seems unfair, go to the AGM and vote, because by-laws change by resolution, not by complaint. And if you have small children, fit those window grilles: the law is on your side, as long as you follow the design guidelines.
Questions people ask
Can my MCST fine me for breaking a by-law?
No. BCA says MCSTs cannot impose fines or forfeit deposits, though they may recover administrative fees for costs the breach caused.
Can the MCST stop me installing window grilles?
No. Safety equipment is protected under section 37A, but you must follow any design guideline by-laws the MCST has passed.
Are the developer’s House Rules binding?
Not as by-laws. BCA says they are not enforceable and should be converted into by-laws at the first AGM if they matter.
Do tenants have to follow the by-laws?
Yes. By-laws bind occupiers as well as owners, and occupiers can also apply to the Strata Titles Boards to enforce them.
Sources: Building and Construction Authority, Strata Management Guide 10: By-Laws; BCA, Strata Management Guide 14: Carrying Out Works in Lots; BCA, all strata management guides; Law Society of Singapore, exclusive use of common property. The Address explains; it does not advise.
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