Introduction

BCA General Builder Class 1 and Class 2 licences are mandatory prerequisites when applying for a permit to carry out structural works tied to BCA structural plan (ST) submissions in Singapore. Without the correct builder licence class, your permit application will not be processed, and structural works cannot legally commence on site.

This comprehensive guide covers the licensing requirements for both General Builder classes, the permit to work application process for ST submissions, submission requirements, personnel qualifications, and the documentation needed for compliance under the Building Control Act. It is written for developers, contractors, and building owners who need to navigate structural works permits within Singapore’s building control framework, and it explains the importance of understanding the licensing and permit framework to avoid delays or non-compliant structural works.

In direct terms: a Class 1 General Builder licence allows projects of any value, while a Class 2 General Builder is limited to projects under $6 million. To obtain a BCA permit for structural works, a General Builder license is required, and the licence class must match or exceed the project’s estimated final price.

By the end of this article, you will understand:

• The key requirements distinguishing Class 1 and Class 2 General Builder licences for ST submissions

• Personnel and documentation obligations for permit to work applications

• The step-by-step application process via BCA’s electronic submission system

• Common challenges that delay approvals and how to avoid them

• The benefits of getting the licence class and permit setup right, including avoiding approval issues and mismatched project eligibility

Understanding Building and Construction Authority (BCA) General Builder Licensing for Structural Works

The Building and Construction Authority administers the Builders Licensing Scheme (BLS), which categorises licensed builders by financial capacity and technical expertise. Under the Building Control Act, any builder carrying out general building works where building plans require approval by the Commissioner of Building Control must hold a valid General Builder licence – either Class 1 or Class 2. The Builders Licensing Scheme also covers specialist builder licence categories, but for standard construction projects involving structural works, the General Builder classes are the primary licensing requirements.

The connection between builder licensing and permit to work applications for structural works is direct: BCA will not issue a permit to carry out structural works unless the appointed builder holds a valid licence of the appropriate class. This makes licence verification a crucial early step in the BCA submission and plan approval workflow.

Class 1 General Builder License

A Class 1 General Builder licence authorises the holder to undertake general building works of any value. There is no upper cap on contract or engagement price, making this class applicable to large-scale commercial towers, industrial facilities, and high-value residential developments requiring complex ST submissions.

BCA mandates minimum paid-up capital of $300,000 for Class 1 builders (for corporations). This financial threshold reflects the higher risk profile and capacity demands of unlimited-value projects. The licensing fee for General Builder Class 1 is S$1,800, and a BCA Builder License is valid for three years.

Class 1 licence holders have explicit eligibility for unlimited structural works project values and are expected to demonstrate robust organisational capacity, including the appointment of an approved person and technical controller with appropriate qualifications. For projects involving structural steelwork, deep foundations, or multi-storey developments, the Class 1 licence is typically the only viable option.

Class 2 General Builder and Specialist Builder License

A Class 2 General Builder licence is designed for builders undertaking projects valued at $6 million or less per contract or engagement. Class 2 General Builder is limited to projects under $6 million – any structural works whose estimated final price exceeds this threshold cannot legally proceed under a GB2 licence.

Minimum paid-up capital or net worth required is $15,000 for GB2 licensing, significantly lower than the Class 1 threshold. The licensing fee for General Builder Class 2 is S$1,200, and the licence is likewise valid for three years.

This class is well-suited to smaller-scale structural works such as landed residential construction, additions and alterations (A&A) projects, and lower-risk structural submissions. The same personnel structure – approved person and technical controller – is still required, though the financial and organisational scale is proportionally smaller.

With the licensing classes defined, the next step is understanding exactly what each permit to work application demands for ST submissions.

BCA Permit to Work Application Requirements for ST Submissions

Builder licensing establishes eligibility, but securing a permit to carry out structural works requires meeting specific personnel, documentation, and compliance obligations. BCA requires thorough review of plans for compliance before any permit is granted, and approximately 70% of building projects in Singapore require BCA submission – making these requirements applicable across most of the construction industry.

Personnel and Qualified Person Requirements

An Approved Person must manage building works directly. The AP is responsible for the overall management of the builder’s business and ensuring compliance with licensing conditions throughout the project. Approved Persons require at least 10 years of relevant experience and, where the business is a sole proprietorship, the AP must be the sole proprietor; otherwise, the AP may be a company director. Their appointment must be current and documented at the time of permit application.

Technical Controllers must have civil or structural engineering degrees and must personally supervise the execution and performance of building works. Technical Controllers need at least 5 years of project experience. For structural works overseen through ST submissions, the TC’s qualifications are scrutinised closely – they must hold credentials recognised by the Professional Engineers Board. The TC appointment is verified during both the licensing and permit stages.

A Qualified Person must oversee the BCA application process for structural plans. Only a QP who is a registered Professional Engineer in the civil or structural discipline may prepare, sign, and certify structural plans and design calculations. The QP is a joint applicant alongside the developer and builder when submitting for a permit. Understanding the distinction between PE endorsement and QP submission is crucial for appointing the right qualified person for your project.

Documentation Requirements

Permit applications must include structural plans signed by a Qualified Person, with the first and last sheets endorsed with the QP certificate (Appendix B) as part of form STAPPV01. Required documentation for permit applications includes structural drawings and planning permission, along with design calculations similarly signed and certified.

BCA submission requires detailed plans and documents for approval, including:

• Structural plans and design calculations certified by the QP

• Architectural plans signed by the relevant QP for cross-referencing with structural layouts

• Valid builder licence verification (Class 1 or Class 2, matching the project value)

• Personnel appointment forms for AP and TC, including proof of qualifications

• Company documents: ACRA registration, certificate of incorporation, financial statements, and paid-up capital evidence

All necessary documents must be current. An expired builder licence, lapsed AP appointment, or incomplete QP certification will result in the application being returned.

ST Submission Compliance

Structural design calculations must comply with current BCA guidelines, including updated design guides such as the 2025 Design Guide for Fibre-Reinforced Concrete (SS 674:2021) and guidelines for ERSS, slope works, and geotechnical investigations. BCA requires compliance with safety and quality standards across all structural works categories.

Some ST submissions require an Accredited Checker depending on complexity and risk. When applicable, additional forms including the AC’s certificate and independent verification of calculations must be included. Statistical Gross Floor Area (SGFA) must be accurately computed as it determines plan fees.

Material changes to key structural elements during construction require new approvals before work restarts. Minor amendments may proceed without prior approval but must be formally recorded – a point often overlooked that can create compliance issues later. For a deeper understanding of what triggers a structural endorsement requirement, consult the relevant BCA guidelines.

Step-by-Step Permit to Work Application Process for ST Submissions

With licensing secured and all personnel appointed, the application process itself follows a structured sequence through BCA’s electronic systems. Understanding each stage prevents delays and ensures submissions are processed efficiently.

Application Procedure via eBACS

Permit applications are required before any structural works commence on site. The process runs through BCA’s CORENET e-Submission system (currently CORENET 2.0, transitioning to CORENET X by 1 October 2026). Here is the procedure:

1. Obtain structural plan approval: The QP submits structural plans via CORENET using form STAPPV01. BCA reviews for compliance with building control regulations and applicable design codes.

2. Prepare the permit application: After ST plan approval (or concurrently where applicable), the developer, qualified person, and licensed builder jointly submit the permit application using form BCA-BE-PERMIT. Additional appendices apply depending on works type – BEV_ERSS for earth retaining structures, BEV_PC for pile test works, and others as applicable.

3. Upload required documents: All necessary documents – builder licence verification, AP and TC appointment forms, QP certificates, site supervision and communication plans, and structural drawings – must be uploaded as part of the submission.

4. Pay applicable fees: Fees are determined by project type and value. Fee payment must be completed for the application to be considered complete.

5. Await BCA processing: BCA applications are processed within 14 working days for complete submissions. Incomplete applications will be returned, restarting the processing timeline.

BCA certification enhances construction quality in Singapore, and ensuring your submission is thorough from the outset is the single most effective way to avoid processing delays.

License Class Comparison for ST Submissions

Criterion	Class 1 General Builder (GB1)	Class 2 General Builder (GB2)
Project value permitted	No limit – any value	Up to S$6 million per contract
Minimum paid-up capital (corporations)	S$300,000	S$15,000
Licensing fee	S$1,800	S$1,200
Licence validity	3 years	3 years
AP & TC requirements	Required; TC must hold civil/structural PE qualifications	Required; same TC qualification standards
Typical ST submission scope	Large-scale, complex structural works	Smaller residential and A&A structural works

Specialist builders can undertake works of any value within their specialist building works category, but a specialist builder licence does not substitute for a General Builder licence when general building works are involved. If your project includes both general and specialist elements, an additional license or engagement of a specialist builder may be needed alongside the General Builder.

Common Challenges and Solutions

Even experienced applicants encounter issues during the permit application process for ST submissions. Below are the most frequent problems and direct solutions.

Incomplete Documentation

The most common cause of delays is submitting the permit application with missing or expired personnel appointments. Ensure all AP and TC appointments are current, the builder licence is valid (not approaching expiry), and the QP’s structural plans are properly signed on both first and last sheets. Maintain updated licence status throughout the project duration – a licence that expires mid-project can halt works and require a new application. Refer to the project submission requirements guide for a detailed checklist.

Technical Controller Qualification Issues

If the TC lacks a recognised civil or structural engineering degree, or is not registered with the Professional Engineers Board where required, the builder will not meet BLS technical standards. This blocks licence issuance, renewal, and any associated permit application. Where qualifications were obtained overseas, submit certified translations and verify recognition by PEB before commencing the application process.

Project Value Assessment Errors

Misclassifying project value is a serious compliance risk. The estimated final price – defined as the total fee chargeable at practical completion, including GST – determines which licence class is required. A project that totals more than S$6 million cannot proceed under a GB2 licence. Builders must comply with the Building Control Act to ensure safety measures and legal compliance. Consult with your QP on the full scope of structural works to accurately assess value before selecting your licence class.

Conclusion and Next Steps

Selecting the correct General Builder licence class – Class 1 for unlimited-value projects, Class 2 for projects under S$6 million – is non-negotiable for BCA permit to work applications tied to ST submissions. The licensing requirements, personnel obligations, and documentation standards are closely integrated, and a failure in any one area will delay or prevent approval.

To move forward with confidence:

1. Verify your current builder licence status – confirm class, validity period, and that AP and TC appointments are active

2. Engage a qualified person with PE registration in civil or structural engineering to prepare and certify structural plans

3. Prepare all required documents – structural drawings, design calculations, company financials, and personnel forms – before submitting via CORENET

4. Assess project value accurately to ensure your licence class matches or exceeds the estimated final price

For related topics, explore the building control process for Singapore professionals or review procedures for structural design approval to understand how ST submissions fit within the broader regulatory requirements.

Additional Resources

• BCA Builders Licensing Scheme – licensing conditions, forms, and FAQs

• BCA Structural Plan Submission – guidelines for ST plan applications, appendices, templates, and design codes

• BCA Permit for Structural Works – permit application form, processing standards, and supplementary appendices

• BCA eBACS portal for online applications, builder directory, and licence verification

• Lists of approved Qualified Persons, Accredited Checkers, and SAC-accredited site investigation firms via the BCA website