Fire Safety Act & Fire Code 2023: Key Fire Safety Duties for Singapore Properties

If you own, manage, or occupy a commercial, industrial, or mixed-use property in Singapore, fire safety compliance is not optional. The Fire Safety Act (Cap. 109A) and the updated Fire Code 2023 set out exactly what you must do to operate legally, and the Singapore Civil Defence Force is actively stepping up enforcement. This article breaks down the most important regulations, obligations, and changes you need to know from 2023 through 2026 and beyond.

Overview of the Fire Safety Act in Singapore

The Fire Safety Act is the primary legislation governing fire prevention and life safety in buildings across Singapore. Enacted in 1993, it establishes the legal framework for building design, fire protection, emergency preparedness, and enforcement. The act is enforced by the Singapore Civil Defence Force (SCDF), which has the power to inspect premises, issue directions, and prosecute offences. The Fire Safety Act governs fire safety standards in Singapore and applies to virtually every category of building where people work, live, or gather.

Property owners, management corporations, and tenants must comply with both the Fire Safety Act and the Fire Code 2023 for legal operation. The act works hand-in-hand with subsidiary legislation and the fire code, which provides the detailed technical standards that buildings must meet. For the purposes of this article, three terms matter most: fire safety works (any building or renovation work affecting fire protection features or escape routes), fire protection systems (sprinklers, alarms, hydrants, smoke control, emergency lighting, and similar installations), and the fire certificate (a statutory certificate confirming that a building’s fire safety systems meet current requirements).

This article focuses on how the Fire Code 2023 updates affect commercial, industrial, and mixed-use properties from 2023 to 2026 onwards. Whether you are a building owner planning renovations, a facility manager responsible for day-to-day compliance, or a qualified person designing fire safety systems, the information here will help you understand your duties and avoid costly enforcement action.

What the Fire Safety Act Covers for Singapore Properties

The Fire Safety Act regulates building design, fire protection, fire safety works, and emergency preparedness for specified premises. It sets out the duties of owners, occupiers, and professionals, and gives SCDF broad enforcement powers. The act also supports reducing fire hazards and ensuring safe escape routes for occupants. It works together with Fire Code 2018 and Fire Code 2023 (with key changes taking effect progressively from 2023) as subsidiary legislation and technical standards that translate legal duties into measurable requirements.

The main types of premises covered include:

• Commercial buildings such as offices, shopping centres, hotels, and food and beverage outlets.
• Industrial buildings including factories, warehouses, logistics hubs, and data centres.
• Institutional buildings such as hospitals, nursing homes, and schools.
• Public entertainment venues including cinemas, nightclubs, and large assembly spaces.
• Large residential developments, particularly those exceeding specified floor areas, heights, or occupant loads.

On the enforcement side, SCDF can:

• Issue fire hazard abatement notice directions requiring rectification of fire safety deficiencies within a specified period.
• Impose stop-work orders on unapproved fire safety works or alterations.
• Prosecute offences under the act, leading to fines and criminal prosecution for serious or persistent breaches.
• Enter premises for inspection at any reasonable time, with enforcement officers empowered to issue immediate penalties for serious fire hazards like overcrowding or blocked exits.

Who Must Comply: Owners, Occupiers and Professionals

Legal duties under the Fire Safety Act fall on several parties, and understanding exactly who is on the hook is essential for avoiding gaps in compliance.

• Building owners bear ultimate responsibility for ensuring their property meets all fire safety requirements. This includes obtaining and renewing fire certificates, ensuring fire protection systems are maintained, and ensuring that any renovation or alteration works comply with the fire code. The act holds business owners and facility managers accountable for fire safety compliance.
• Management corporations (MCSTs), such as those managing strata-titled commercial or residential buildings, are responsible for common property fire safety measures, including shared escape routes, fire alarm systems, and sprinkler infrastructure. Where relevant, a town council may have analogous duties for public housing estates.
• Occupiers and tenants must maintain fire protection systems within their demised premises in good working order and must not carry out any work that affects fire safety features without proper approval. Commercial and industrial landlords cannot contract out of statutory fire safety obligations, even if leases shift day-to-day responsibilities to tenants.
• Qualified Persons (QPs), such as registered architects and professional engineers, are responsible for designing fire safety works to current fire code standards and submitting plans to SCDF for approval. Fit-out contractors and renovation firms must also comply when carrying out fire safety works that affect fire protection systems or escape routes.
• Fire Safety Managers, where required, are personally responsible for day-to-day fire precautions, emergency planning, and conducting fire drills. Their appointment and registration are statutory requirements, not optional.

Core Obligations Under the Fire Safety Act

This section breaks down the main legal duties under the act. Each subsection below covers a specific obligation: the fire certificate regime, fire safety works approvals, maintenance of fire protection systems, Fire Safety Manager appointment, and hazardous materials controls. Each obligation is linked to specific Fire Code 2023 expectations where relevant, and these are the areas SCDF most frequently inspects and enforces.

Understanding these obligations at a practical level is what separates compliant properties from those that face enforcement action, delayed tenancy, or worse.

Fire Certificate (FC) and Fire Code 2023 Requirements

Specified buildings must hold a valid fire certificate under Section 35 of the Fire Safety Act. This includes commercial buildings with floor area above SCDF thresholds (e.g., exceeding 5,000 m²), high-rise industrial buildings (above 24 metres habitable height), hospitals, hotels, large assembly spaces, and foreign employee dormitories. High-risk premises must hold a renewable Fire Certificate (FC), and property owners must obtain a Fire Safety Certificate (FSC) before a building is legally occupied.

The fire certificate confirms that fire protection systems such as sprinklers, fire alarms, hose reels, smoke control, and emergency lighting comply with current fire code requirements, including Fire Code 2023 updates where applicable. Applications must be lodged within 12 months after the Certificate of Statutory Completion (CSC) or Temporary Occupation Permit (TOP). Businesses must obtain a Fire Certificate annually, and fire certificates must be renewed annually for compliance.

From 1 April 2026, SCDF will introduce a 36-month validity option for fire certificates where all requirements are satisfied. Properties that do not meet the criteria will remain on 12-month renewal cycles. Fees for non-residential and residential premises per storey will be revised upward for FCs valid from that date.

Key compliance steps:

• Track FC expiry dates and begin the renewal process at least two to three months before expiry. Letting the fire certificate lapse is a serious offence.
• Schedule SCDF inspections well in advance. Inspections increasingly check for compliance with newer Fire Code 2023 provisions such as enhanced smoke detection in car parks, improved fire alarm monitoring, and updated escape route signage.
• Immediately rectify any fire code non-conformities identified by SCDF. Non compliance with FC requirements can lead to prosecution, fines, and inability to legally operate the premises.
• Maintain comprehensive records of all fire protection system maintenance, testing, and repairs. Gaps in maintenance records are treated as compliance gaps during FC inspections.

Approval of Fire Safety Works and Alterations

Fire safety works are defined as any building or renovation work that affects fire protection systems, compartmentation, fire-resisting walls, exit staircases, or escape routes. Under the act and fire code, building owners cannot perform renovations affecting fire safety without approval from a Qualified Person (QP). Fire safety works require SCDF approval before starting, even for interior fit-outs in offices, food and beverage outlets, or retail units.

The qualified person must submit plans to SCDF for approval before any work begins. This applies to new construction, additions and alterations (A&A), and major renovation projects. Fire Code 2023 tightened certain design criteria for high-rise industrial buildings, data centres, and mixed commercial-residential developments. QPs must design to the latest code, not outdated versions, or risk plan rejection.

Common risk areas where unapproved works are frequently discovered include:

• Removal or propping open of fire doors, compromising compartmentation.
• Blocking or narrowing of exit corridors with stored goods, furniture, or displays.
• Installing mezzanine floors without compliant egress provisions.
• Rerouting air-conditioning ducts or services through fire-rated walls without proper fire stopping.
• Adding partitions that increase travel distances beyond allowable limits.

The cost of unapproved works is significant. SCDF can issue rectification orders requiring the owner to reverse the alteration at their own expense. The fire certificate can be withheld or revoked, making it illegal to occupy the premises. In serious cases, non compliance can lead to stop-work orders and fines, or even criminal prosecution under the act. Any person who carries out or permits unapproved fire safety works commits an offence.

Maintenance of Fire Protection Systems

The Fire Safety Act requires all fire protection systems to be kept in efficient working order at all times, regardless of whether the building is new or decades old. Occupiers must maintain fire protection systems in good working order, and this duty applies continuously, not just during inspection periods. Occupiers must maintain fire protection systems at all times.

Typical systems that must be maintained include:

• Automatic sprinklers
• Fire alarm and detection systems (including fire alarms and smoke detectors)
• Emergency voice communication and public address systems
• Fire hydrants and hose reels
• Fire extinguishers
• Smoke control and pressurisation systems
• Exit and emergency lighting
• Fire-rated doors, shutters, and dampers

Fire Code 2023 and associated SCDF guidelines increase focus on testing frequency, documentation, and competency of maintenance contractors. For complex systems in high-rise and special-risk buildings, SCDF expects maintenance to be performed by registered inspectors and licensed fire protection contractors with demonstrated competence.

Practical maintenance expectations:

• Engage licensed fire protection contractors for all scheduled testing and maintenance. Verify that the contractor is registered with SCDF.
• Keep maintenance logs for at least the period required by SCDF, and ensure logs are available for inspection at all times. Gaps in maintenance records are treated as compliance gaps.
• Prepare for random SCDF inspections. According to SCDF’s 2023 annual statistics, approximately 26.5% of all fire hazard abatement notice issuances were for non-maintenance of firefighting equipment, making it the single most common reason for enforcement action.
• Address defects immediately. Even small issues such as exit signage not illuminated, hose reels leaking, or non-functioning emergency lights can trigger abatement notices. Ignored defects can escalate and affect FC renewal, tenancy, or insurance terms.

Fire Safety Manager (FSM) Appointment and Duties

Under the Fire Safety Act and Fire Safety (Fire Safety Managers) Regulations, certain premises must appoint a certified Fire Safety Manager. High-risk premises must appoint a certified Fire Safety Manager, including large shopping centres, hospitals, hotels, industrial buildings with floor area exceeding 5,000 m² or nine storeys or more, buildings with occupant load of 1,000 persons or more, and public assembly venues. Failure to appoint a Fire Safety Manager is a statutory breach, punishable by a fine of up to SGD 10,000 or six months’ imprisonment, or both.

Fire Safety Managers must be registered with the SCDF through the e-FSM portal. They must hold SCDF-approved certification obtained through accredited training courses, and must accumulate Continuing Professional Development (CPD) points: 30 for standard FSMs, 40 for Senior FSMs, over each three-year cycle. For very large or complex buildings (occupant load above 5,000, gross floor area above 50,000 m², or basements over certain sizes), a Senior Fire Safety Manager must be appointed.

The FSM’s core duties include:

• Implementing fire safety measures across the premises and ensuring they remain effective.
• Coordinating maintenance of fire protection systems with licensed contractors and verifying that systems are tested on schedule.
• Fire Safety Managers coordinate staff training and fire drills. Mandatory fire evacuation drills must be conducted at least once every six months, as stipulated by SCDF. Conducting fire drills is a non-negotiable part of the FSM’s role.
• Establishing and leading the company emergency response team, ensuring team members are trained in evacuation procedures, first aid, and firefighting basics.
• Preparing and reviewing the Emergency Response Plan (ERP) for the premises.
• Submitting the Annual Fire Safety Report and Performance & Effectiveness Data via SCDF’s portal.

Fire Code 2023 increases expectations on integrated fire protection and evacuation planning, requiring FSMs to understand new system interfaces such as integrated alarms, smoke control, and lifts programmed for fire-fighting use.

Hazardous Materials, Flammable Substances and Storage Controls

Premises storing or using flammable liquids, gases, or hazardous materials are subject to additional licensing and storage controls enforced by SCDF under the Fire Safety Act. This covers factories, laboratories, workshops, chemical warehouses, and any workplace handling substances classified as a fire hazard.

Fire Code 2023 and related SCDF circulars further refine requirements for such premises:

• Flammable liquids storage must comply with SS 532, covering storage limits, segregation distances, ventilation, and spill containment.
• Laboratories handling hazardous chemicals must comply with SS 641.
• Particulate solids classified under GHS Class 4 must be stored in accordance with SS 667.
• Proper labelling and signage must be maintained at all storage locations, including clear identification of hazardous material rooms and disposal points.

Employers should integrate these fire safety requirements with Workplace Safety and Health (WSH) risk assessments. Fire safety obligations intersect with the Workplace Safety and Health Act, and a failure to manage hazardous materials properly can trigger enforcement action from both SCDF and the Ministry of Manpower. Practical steps include conducting joint fire and WSH risk assessments, establishing emergency response procedures for chemical fires, and ensuring all employees handling hazardous substances receive specific safety training.

Fire Code 2023: Most Important Changes for Singapore Properties

Fire Code 2023 is the latest set of technical fire safety standards in Singapore. Published on 25 August 2023 by SCDF’s Fire Code Review Committee, it was developed with input from government agencies, the private sector, architecture and engineering professionals, and academia. The amendments are being applied progressively: some are already in effect, while others have future effective dates specified in SCDF circulars.

For owners and occupiers of commercial, industrial, and large residential properties, Fire Code 2023 means higher construction standards, upgraded fire protection systems, and more stringent fire precautions. The key change areas are summarised below, with concrete implications for design and operations.

Stricter Requirements for High-Rise and Mixed-Use Buildings

Fire Code 2023 introduces more detailed requirements for buildings with multiple uses to control fire spread between occupancies. If you manage or develop a property that combines retail, office, and residential functions in a single tower, these changes directly affect your design and approval process.

Key aspects include:

• Fire-rated separation between commercial and residential zones must meet enhanced standards. The code specifies clearer compartmentation rules for podium-tower designs, where a retail or commercial podium sits beneath residential floors.
• Dedicated fire lifts and fire-fighting lobbies are required in certain configurations, with updated provisions for lobby pressurisation and access for fire-fighting operations.
• Compartmentation rules have been tightened: fire-rated walls, floors, and barriers separating different occupancy types must achieve the ratings specified in the updated code, and existing fire safety measures in buildings undergoing A&A works may need to be upgraded to match.
• Owners planning A&A works in mixed-use buildings must ensure QPs design to these updated compartmentation and egress rules. SCDF will reject plans that rely on outdated fire code provisions.

For example, a shopping centre with residences above must now demonstrate that a fire in a retail unit cannot spread to the residential floors through service shafts, ventilation ducts, or façade elements. The design must ensure that escape routes from residential levels are completely separated from commercial escape routes, with independent smoke control.

Enhanced Fire Protection Systems and Alarm Monitoring

Fire Code 2023 tightens performance criteria for automatic fire alarm systems. Changes include improved detection coverage in car parks, plant rooms, and common corridors where specified. The code also increases expectations for alarm monitoring.

Practical implications for property owners:

• Large commercial and industrial premises are increasingly expected to have direct monitoring of fire alarms to central panels or monitoring centres, rather than relying solely on on-site response.
• Alarm panels may need to be upgraded to support addressable detection and integration with smoke control or public address systems. Older analogue systems may no longer meet the code’s requirements for new installations or major upgrades.
• Some existing properties undergoing major upgrades may be asked by SCDF to align their fire safety systems with Fire Code 2023 standards during the plan approval process. This means fire alarm and detection upgrades can be triggered by renovation works that would otherwise seem unrelated to alarm systems.
• Regulated fire safety products used in alarm and detection systems must hold a valid Certificate of Conformity (CoC) under the Product Listing Scheme, with serial labels matching the CoC and test reports from accredited laboratories.

Improved Means of Escape, Signage and Emergency Lighting

Fire Code 2023 refines requirements for the number and width of exit staircases, maximum travel distances to exits, and positioning of exit access doors for different occupancy types. These provisions directly affect how floor layouts are designed and maintained.

Key updates:

• Maximum travel distances to exits have been recalibrated for certain occupancy types. Shopping centres, warehouses, and elderly care facilities each have specific limits that may differ from previous editions.
• Emergency lighting levels must meet updated lux requirements along escape routes and within exit staircases, ensuring visibility during smoke or power failure.
• Luminous exit signage requirements have been strengthened. Exit signs must be visible, correctly positioned, and maintained in working order. SCDF inspections routinely check signage compliance.
• Any reconfiguration of units, partitions, or corridors must preserve compliance with the latest escape provisions. A fit-out that increases travel distance or reduces corridor width below the code minimum is a compliance failure, even if it was acceptable under the previous code.

For buildings like warehouses and logistics facilities, where racking and storage configurations change frequently, owners must ensure that every layout change is reviewed against travel distance and escape route requirements.

Special Provisions for Industrial, Storage and High-Hazard Uses

Fire Code 2023 includes more granular rules for high-rack storage, automated storage and retrieval systems (AS/RS), and high-challenge commodities. Industrial buildings and logistics hubs face particular scrutiny.

Key provisions:

• SCDF may require more robust sprinklers, in-rack sprinklers, or special suppression systems in high-bay warehouses. The design must account for the commodity class and storage height.
• Data centres, battery energy storage systems, and similar high-risk installations fall under new or revised provisions for fire detection, suppression, and smoke control. These premises are subject to additional technical review by SCDF.
• Properties handling or storing large quantities of flammable materials must comply with the updated storage and segregation requirements referenced in Chapter 10 of Fire Code 2023 and the relevant Singapore Standards (SS 532, SS 641, SS 667).
• Property owners planning such specialised facilities should consult QPs and SCDF early in the design process. Late-stage redesign to meet fire code requirements can be extremely costly and cause significant project delays.

Practical Fire Precautions for Day-to-Day Operations

Even where Fire Code 2023 and the Fire Safety Act are met at design stage, daily operations can quickly undermine fire safety if fire precautions are ignored. Many of the most common enforcement findings relate not to design deficiencies, but to operational lapses that building users introduce over time.

Good practices that every property should enforce:

• Keep all escape routes clear of obstructions at all times. Do not store goods, equipment, or furniture in corridors, staircases, or near exits.
• Never wedge fire doors open. Fire doors are designed to contain smoke and fire; propping them defeats their purpose and is a common SCDF finding.
• Control combustible storage. Ensure that flammable liquids, paper, cardboard, and other combustibles are stored in designated areas with proper ventilation and away from ignition sources.
• Do not overload electrical circuits or use damaged extension cords. Electrical faults remain a leading cause of fires in both commercial and residential premises.
• Ensure all fire extinguishers and hose reels are accessible, not hidden behind displays or blocked by inventory.
• Verify that emergency lighting and exit signage are functioning. A quick daily visual check by building staff can catch failures before SCDF does.
• Conduct regular fire drills as required. Fire drills are not just a legal requirement; they are the only way to test whether occupants actually know how to escape.
• Report and repair defects in fire protection systems immediately. Do not wait for the next scheduled maintenance visit.

These daily practices connect directly to the legal duties of owners, occupiers, and Fire Safety Managers. SCDF spot checks frequently focus on blocked exits, locked exit doors during business hours, improperly stored flammable liquids, and defective extinguishers or hose reels. A single finding can result in a notice or direct penalty.

Common Compliance Gaps and SCDF Enforcement Trends up to 2026

SCDF has significantly increased enforcement activity in recent years. In 2023, SCDF conducted 15,044 enforcement checks, a 17.6% increase over 2022. These checks resulted in 2,734 fire hazard abatement notices and 1,466 Notices of Offence. Non compliance can lead to stop-work orders and substantial fines, and in serious cases, criminal prosecution.

The most common compliance gaps include:

• Expired fire certificates. Letting an FC lapse makes it illegal to operate the premises. Businesses must obtain a fire certificate annually, and any lapse subjects the owner to enforcement action.
• Incomplete or missing maintenance records. SCDF treats gaps in documentation as evidence of non-maintenance. Even if systems are physically functional, inability to produce records is deemed a compliance failure.
• Unapproved A&A works. The most frequent Notice of Offence category in 2023 was unauthorised change of use of premises, accounting for approximately 43.2% of all NOOs. This includes unapproved partitions, mezzanine floors, and layout changes that affect fire protection or escape routes.
• Failure to appoint a Fire Safety Manager. Premises that meet the thresholds for FSM appointment but have not done so are in statutory breach. SCDF can take enforcement action and impose fines.
• Non-maintenance of firefighting equipment. The leading cause of fire hazard abatement notice issuances, at roughly 26.5% of all FHANs in 2023.
• Blocked or obstructed escape paths. Exit doors found locked, chained, or blocked during operating hours are treated as serious fire hazards. Enforcement officers can issue immediate penalties for serious fire hazards like overcrowding or blocked exits.

These enforcement actions can have consequences beyond fines. They can affect business continuity (stop-work orders halt operations), tenancy renewals (landlords may refuse to renew leases for non-compliant tenants), and insurance coverage (insurers may deny claims or refuse to cover premises with documented fire safety lapses). In 2024, while the number of Notices of Offence dropped nearly 30% compared to 2023, the number of fire hazard abatement notices remained similar, indicating that operational maintenance issues persist.

How to Prepare Your Property for Fire Code 2023 and Beyond

Preparing for Fire Code 2023 compliance requires a structured approach that combines legal compliance, technical upgrades, and staff awareness. The provisions of the code are not suggestions; they are enforceable requirements tied to the fire safety act.

Here is a step-by-step improvement plan:

• Commission a fire safety gap assessment. Engage a qualified person or fire safety consultant to audit your property against Fire Code 2023. This is especially important before major A&A works, as SCDF will expect new submissions to comply with the latest code. Identify areas where existing fire safety measures fall short of the updated standards.
• Set up a compliance calendar. Track fire certificate renewal dates, scheduled maintenance for all fire protection systems, fire drill dates (at least every six months), and SCDF submission timelines. Missing a deadline creates an enforcement risk that is entirely preventable.
• Review and update fire protection systems. Where Fire Code 2023 introduces enhanced requirements (such as improved alarm monitoring, updated detection coverage, or enhanced sprinkler provisions), budget for the necessary upgrades. Use only regulated fire safety products with valid Certificates of Conformity.
• Ensure your FSM is current. Verify that your Fire Safety Manager holds valid SCDF registration, is accumulating CPD points, and is actively fulfilling their duties including fire drills, ERP reviews, and annual report submissions.
• Train your people. Basic fire safety training for all employees is a minimum. The company emergency response team must be trained in evacuation procedures and firefighting basics. Refresher courses for FSMs on new code requirements are essential, not optional.
• Prepare documentation for inspection. Assemble and organise maintenance logs, test certificates, CoCs for regulated fire safety products, and evidence of fire drills. SCDF inspectors will ask for these, and the inability to supply them is treated as a compliance gap.
• Engage SCDF and QPs early. If you are planning specialised facilities (data centres, high-bay warehouses, battery storage), consult with SCDF and your qualified person at the earliest design stage. Waiting until late in the approval process leads to costly redesigns.

Conclusion: Integrating Fire Safety, Legal Compliance and Risk Management

Complying with the Fire Safety Act and Fire Code 2023 is about protecting lives, safeguarding property, and ensuring business continuity. The regulations are not static: SCDF has demonstrated through rising enforcement checks and tighter technical standards that it expects building stakeholders to keep pace with evolving fire safety requirements. The law is clear, and the penalties for non compliance-from fines to prosecution to loss of the right to operate-are real.

Early engagement with SCDF, qualified persons, and competent fire protection contractors reduces delays and enforcement risk. The most effective approach is to integrate fire safety into broader workplace safety and health and risk management systems, rather than treating it as a stand-alone compliance exercise. Fire safety obligations intersect with the Workplace Safety and Health Act, and addressing them together creates a more resilient operation.

Take action now. Review your fire protection systems and documentation. Confirm your fire certificate status. Verify your Fire Safety Manager’s registration. Schedule your next fire drill. The properties that build compliance into their daily operations today will be the ones best positioned to handle inspections, regulatory amendments, and whatever comes next beyond 2026.