The Answer in 60 Seconds Per the SCDF Fire Certificate page, an FC is mandatory under Section 35 of the Fire Safety Act 1993 for designated buildings — public buildings with occupant load >200, industrial buildings with occupant load ≥1,000 (or floor/site area ≥5,000 m² or habitable height >24m), and several other categories. Per SCDF: "For FCs with validity start date from 1 April 2026 and after, the validity is for a period of 36 months unless otherwise stated, with revised application fees payable once every three years when all the FC requirements have been complied with."

The Sourced Detail

Two different "fire" certificates — don't mix them up

SCDF issues two related but distinct certificates, often confused:

Fire Safety Certificate (FSC) — per the SCDF Fire Safety Certificate & Temporary Fire Permit page, issued at completion of fire safety works, before a building is used or occupied. It certifies that fire safety installations and works comply with approved plans. Issued via CORENET.

Fire Certificate (FC) — per the SCDF FC page, issued for continued occupation of designated buildings under Section 35 of the Fire Safety Act 1993. Renewed periodically, subject to Professional Engineer (PE) inspection of fire safety systems.

This article focuses on the FC because it's the recurring obligation that interacts with insurance.

Which buildings need an FC

Per the SCDF Fire Certificate page, under Section 35 of the Fire Safety Act 1993, the owner or occupier of any public building such as offices, hospitals, shopping complexes, industrial buildings and private residential buildings that fall within the following criteria is required to apply for and obtain a Fire Certificate:

  1. Public buildings (except residential) with occupant load > 200 persons — excluding compliant serviced apartments, standalone carparks, and non-fully-enclosed hawker centres / wet markets
  2. Industrial buildings with: occupant load ≥1,000; OR floor/site area ≥5,000 m²; OR habitable height >24m
  3. Foreign dormitories with the same thresholds
  4. Hospitals (any size)
  5. Residential buildings with habitable height >24m AND installed with automatic fire alarm/sprinkler/wet riser, that are not HDB flats
  6. Engineered timber buildings with automatic fire alarm/sprinkler/smoke control/detection or suppression systems
  7. Fully automated mechanised car parks meeting various size/height thresholds

Per Section 35 of the Fire Safety Act, no designated building may be occupied or used unless a valid FC has been obtained.

What changes from 1 April 2026

Per the SCDF FC page banner: "To help businesses reduce regulatory compliance costs, SCDF will implement three-year Fire Certificate (FC) validity periods for renewal applications from 1 April 2026 onwards."

Before 1 April 2026: 12-month FC validity, annual renewal, annual fees. From 1 April 2026: 36-month FC validity for renewals, with revised application fees payable once every three years when all FC requirements have been complied with. Annual PE inspections still mandatory; SCDF still conducts random audits in non-renewal years.

Per the GoBusiness FC licence directory: "Under the current 1-year FC regime, we charge $11 per storey annually for residential buildings and $33 per storey annually for non-residential buildings. With the introduction of a 3-year FC regime, the application fees will be $11 per storey for residential buildings and $36 per storey for non-residential buildings, with certificates valid for up to three years."

If your FC is revoked due to late or incomplete submission, per SCDF: "Upon rectification of the issue(s), obtaining PE certification and successful FC application, the premises will be placed on a 1-year FC regime until consistent compliance is achieved. You will be eligible for a 3-year FC regime once you demonstrate a good record of timely FC renewals."

Penalties for non-compliance

Per the Ministry of Home Affairs press release on the Fire Safety (Amendment) Act commencement (14 September 2020): SCDF can issue a Fire Hazard Abatement Notice; if the hazard is not addressed, a Notice of Composition is issued; for serious cases, court action follows. For five categories of serious offences (including unauthorised change of use that renders existing fire safety measures inadequate, and failures by QPs/RIs to discharge their duties), penalties have been increased to align with comparable offences under the Building Control Act.

How fire insurance interacts with FC compliance

This is the key practical link for SMEs. Note: the points below describe common market practice, not a regulator-published rule. You should confirm specifics with your appointed FA and read your own policy wording.

1. FC status as a policy condition. Fire and Property All Risks (PAR) policies in Singapore commonly include a policy condition or warranty that the insured premises hold a valid Fire Certificate (where required) and comply with the Fire Code. Breach of warranty can affect cover or claim payout. Exact wording varies by insurer; this is not a uniform regulatory clause.

2. Fire Code 2023 compliance. Per the SCDF Fire Code 2023 page, the Code of Practice for Fire Precautions in Buildings 2023 establishes minimum fire safety provisions. Insurers typically require Fire Code 2023 compliance in their underwriting questionnaire.

3. Change-of-use trigger. If you change premises use (e.g., from warehouse to retail or to F&B), the existing FC may no longer reflect current usage. This is one of the five serious-offence categories under the amended Fire Safety Act. It is also a circumstance where insurers commonly suspend cover until re-certification.

4. Renewal timing. Per the SCDF FC page, applications must be submitted at least 2 months before existing FC expiry. Missing the submission deadline results in revocation. Most fire insurers require notification of any FC lapse.

What a Property/Fire policy typically covers (generally)

Per insurer brochures published by MAS-authorised general insurers, a typical Property All Risks or Fire policy in Singapore covers:

  • Fire — accidental fire damage to insured property
  • Lightning, explosion, aircraft impact — common extensions
  • PAR perils — broader, covering accidental physical damage (not just fire)
  • Business Interruption — loss of profits during the indemnity period (commonly 12 or 24 months) following an insured peril
  • Public Liability — third-party injury or property damage on insured premises (often a separate section or policy)

Specific limits, deductibles, and warranties vary by insurer.

What This Means for Your Business

Companies typically need to consider four interactions between SCDF compliance and fire insurance:

  1. FC status as a policy warranty : ensure your FC is valid and renewals are timely
  2. Fire Code 2023 compliance : insurers' underwriting may treat non-compliance as a material change in risk
  3. Change-of-use disclosures : notify your insurer before changing premises use
  4. PE inspection records : keep pre-test reports, RI certifications, and the FC submission audit trail; insurers commonly ask for these post-loss

Factors that affect Fire / PAR underwriting include: occupancy type (F&B and warehousing typically priced higher than office), construction type, sprinkler protection, occupancy load, neighbouring occupancies, and prior loss history. Ranges observed on the COVA platform suggest premium quotes can move substantially between insurers for the same risk depending on warranty wording.

Questions to Ask Your Adviser

  1. "My FC renewal is on the new 3-year cycle from April 2026 — does my fire policy require me to refresh proof annually anyway?"
  2. "We're a F&B business in a multi-tenant building — does my landlord's FC cover me, or do I need my own?"
  3. "We've just gone through an A&A and changed from retail to F&B — what's the right sequence: SCDF re-certification first, then update insurer, or both in parallel?"
  4. "What does my Fire/PAR policy say about FC warranty, and what happens if my PE inspection is delayed by a contractor?"
  5. "If fire damages cause Business Interruption, what's the typical indemnity period in the local market and what triggers it?"

Related Information

Published 3 May 2026. Source verified 3 May 2026. COVA is an introducer under MAS Notice FAA-N02. We do not recommend insurance products. We provide factual information sourced from primary regulators and route you to a licensed IFA who can match a policy to your specific situation.