What does Fire Code 2023 mean for my shop, restaurant or workshop's insurance?

The Answer in 60 Seconds The Code of Practice for Fire Precautions in Buildings 2023 (Fire Code 2023) is the 9th edition of Singapore's Fire Code, published by SCDF on 25 August 2023 and effective for new and altered building plans submitted on or after 1 March 2024, per the SCDF circular. New provisions cover Mass Engineered Timber, Electric Vehicle charging, Energy Storage Systems, and farm/food-production occupancies. Fire and Property All Risks (PAR) insurance underwriters now ask about Fire Code 2023 compliance status as standard.

The Sourced Detail

Singapore's Fire Code is reviewed roughly every 5 years by the SCDF-led Fire Code Review Committee. The 2023 edition replaces the 2018 edition. The Fire Code is the prescriptive technical standard underpinning the Fire Safety Act 1993.

What's new in Fire Code 2023

Per the SCDF Foreword and the Fire Code 2023 PDF, the 2023 edition introduces:

(a) Mass Engineered Timber (MET). Clause 9.9.5 provides a dedicated pathway for using cross-laminated timber (CLT) and glued-laminated timber (GLT) structural elements per EN 16351 and EN 14080. For buildings ≤12m habitable height: prescriptive route with mandatory automatic sprinklers throughout. For >12m: full Performance-Based Design pathway with Fire Safety Engineer.

(b) Electric Vehicle charging. Clause 10.4 cross-references the Electric Vehicles Charging (Electric Vehicle Chargers) Regulations 2023. Each EV charging station must have an emergency main isolation shut-off switch within 15m, per the requirements first introduced by SCDF in March 2022.

(c) Energy Storage Systems (ESS). Clause 10.3 introduces fire-safety standards for ESS (lithium-ion battery installations) in buildings.

(d) Solar Photo-Voltaic (PV) installations. Clause 10.2 sets requirements for solar panel access, isolation and firefighting access aisles.

(e) Farm sector. New requirements calibrated for high-tech indoor farming, reflecting Singapore's "30 by 30" food-security policy.

Who must comply

Per the SCDF circular: "The implementation of this new Code takes effect on 1st Mar 2024. Any proposed plans of fire safety works for new buildings or alteration/alteration works to existing buildings that are submitted to SCDF for approval on or after the effective date will be subjected to the new Code."

This means:

  • New buildings — Fire Code 2023 applies.
  • Existing buildings undergoing addition & alteration (A&A) works — Fire Code 2023 applies to the works.
  • Existing buildings not undergoing works — continue under their original Fire Code edition until the next material A&A.

Insurance implications

Fire and Property All Risks (PAR) underwriting. Industry questionnaires have evolved to reflect the new Code; underwriters typically request:

  • Date of last Fire Code compliance assessment.
  • Edition of Fire Code applicable to your premises.
  • Whether you operate EV charging, solar PV or ESS on the premises.
  • Whether your premises is a Mass Engineered Timber building.
  • Status of SCDF Fire Certificate (where required).

Underwriting differentiation. Premiums and terms increasingly reflect:

  • Sprinkler protection (always a meaningful pricing variable).
  • EV charging exposure — premiums may be loaded for premises with EV charging in basement carparks. Per the LTA/SCDF/BCA 2024 Parliamentary reply, the multi-agency EV Safety Taskforce co-chaired by SCDF and LTA continues to review fire-mitigation measures for EVs.
  • ESS exposure — lithium-ion battery fires are difficult to extinguish and underwriters may require specific protections.
  • F&B kitchen suppression systems — particularly for restaurants with deep-fat fryers (typical Code requirement is a UL 300-listed kitchen hood suppression).

A&A trigger risk. SMEs renovating shopfronts or factory layouts can inadvertently trigger Fire Code 2023 compliance for the renovation scope.

Enforcement teeth

Per section 35 of the Fire Safety Act 1993:

  • Operating designated premises without a valid Fire Certificate is an offence.
  • Misrepresentation in a Fire Certificate application is an offence.
  • Failure to comply with notices to rectify fire-hazard increases is an offence.

A pending SCDF enforcement notice typically renders any subsequent fire claim contestable on grounds of policy condition breaches.

What This Means for Your Business

For SMEs in Retail, F&B, Manufacturing and Hospitality:

If you've done renovations since 1 March 2024, your Fire Code applicable edition is now 2023. That means your fire/PAR insurance application should reflect Fire Code 2023 compliance, with current SCDF approvals on file.

EV charging and ESS expose you to specialised underwriting questions. A multi-tenant industrial building installing EV charging needs to confirm with insurers how the addition affects premiums and exclusions.

F&B kitchen and combustible-storage compliance pays back. A documented kitchen suppression system, combined with sprinkler maintenance records, typically supports premium reductions.

Questions to Ask Your Adviser

  1. What edition of the Fire Code applies to my current premises (2018, 2023, or earlier), and how should that be represented to insurers?
  2. If I have or plan EV charging, ESS or solar PV, how does that affect my fire/PAR premium and exclusions?
  3. Do I have an A&A in progress that may trigger Fire Code 2023 compliance, and how do I document SCDF approvals to my insurer?
  4. For F&B premises, does my policy require evidence of kitchen suppression (e.g., UL 300-listed) and what is the impact if not in place?
  5. How does my BI policy handle a forced shutdown for SCDF rectification work?

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.