The Ultimate Guide to the Qualified Person (QP) in Singapore: Roles, Responsibilities, and Liabilities

Part 1: The Foundation: Defining the Qualified Person (QP) in Singapore

In the highly regulated and meticulously planned urban landscape of Singapore, the construction of any building is not merely a matter of design and materials; it is a complex process governed by a stringent legal framework designed to ensure public safety, structural integrity, and environmental sustainability. 

At the very heart of this framework stands a pivotal figure: the Qualified Person, or QP. This individual is the primary gatekeeper, the central coordinator, and the legally accountable professional responsible for navigating a project from concept to completion in compliance with the nation’s laws. Understanding the QP is fundamental to understanding how Singapore builds.

 

1.1 Who is the QP? The Gatekeeper of Singapore’s Built Environment

 

The role of the Qualified Person is formally defined by Singapore’s building legislation. A QP is a professional who is registered as an Architect with the Board of Architects (BOA) or as a Professional Engineer (PE) with the Professional Engineers Board (PEB), and who holds a valid, current practising certificate from their respective board.1 

This dual-track system recognizes the two primary disciplines that lead building projects. Depending on the nature of the work, the law specifies which type of professional is appropriate. For instance, while an Architect or a PE can submit plans for a factory, plans for a retaining wall must be submitted by a PE.4

Crucially, the QP is not just a professional designation but a statutory role mandated by the Building Control Act.2 Before any building works can commence, the relevant plans must be submitted to the Building and Construction Authority (BCA) for approval, and this submission can only be made through a QP.4 

This legal requirement makes the QP the indispensable gatekeeper for virtually all construction activities. This is not a role that can be delegated; the statutory duty of plan submission rests solely with the appointed QP, underscoring the personal responsibility inherent in the position.6 

This structure effectively creates a public-private partnership where the state deputizes these highly qualified private professionals to serve as the first line of defence in the regulatory system. They are not simply consultants offering advice; they are entrusted with a core regulatory function, acting as a proxy for the BCA to ensure compliance on the ground. 

This model is a cornerstone of Singapore’s efficient building control system, but it places an immense burden of public trust and accountability on the individual QP.

The path to becoming a QP is deliberately arduous, reflecting the high standards expected of those who hold the title. The journey involves a rigorous combination of academic learning, supervised practical training, and stringent professional examinations. 

For an architect, this typically includes an average of five years of formal university education, followed by a minimum of two years of relevant, supervised experience in an architectural practice.7 This practical experience is not a mere formality; it must be meticulously documented in a logbook, and candidates must also submit a detailed case study of a project they have worked on.8 

Only after their practical experience is deemed sufficient are they permitted to sit for a demanding professional practice examination that tests their knowledge of both regulatory frameworks and contractual law. The final step is an interview with the professional board before they can be registered.8 

This multi-year process is a deliberate risk mitigation strategy for Singapore’s built environment. By setting such a high barrier to entry, the regulatory bodies are ensuring that only individuals with proven technical competence, discipline, integrity, and a deep understanding of their legal and ethical obligations under the Architects Act and Professional Engineers Act are entrusted with the powerful and responsible title of Qualified Person.7

 

1.2 The Central Nervous System of a Project: The QP as Lead Coordinator

 

Beyond their statutory submission duties, the QP acts as the central coordinator and leader of the project’s consultancy team. The Architect QP, in particular, is commonly viewed as the project’s main coordinator, leading a team of specialists to bring the development to fruition.2 

A fundamental consultancy team for a development typically includes the Architect (QP), a Civil & Structural Engineer, a Mechanical & Electrical Engineer, and a Quantity Surveyor.7 For larger or more complex projects, this team expands, and the developer may need to engage multiple QPs, each bringing their specific expertise to the table.2

The role demands a breadth of knowledge that extends far beyond a single discipline. A QP is expected to be proficient in a wide array of subjects, including different material types, building costs, aesthetics, and, most critically, the intricate web of building regulations.7 

They serve as the primary liaison between the client and the construction team, translating the client’s needs and preferences into a buildable design while ensuring every detail adheres to the approved plans and legal requirements. The success of a project often hinges on the quality of this consultancy team, which is responsible for designing and administering a project that meets the client’s expectations in terms of cost, quality, and timely completion.7

 

Part 2: The Rulebook: Navigating the Regulatory Labyrinth

 

The Qualified Person operates within a dense and complex regulatory environment. Their actions, decisions, and professional judgments are governed by a hierarchy of laws, regulations, and codes of practice. Mastering this legal labyrinth is not just a part of the job; it is the very essence of the QP’s function. 

The role requires a deep and practical understanding of the primary legislation and the distinct requirements of the numerous government agencies that have a stake in the built environment.

 

2.1 The Building Control Act: The QP’s Bible

 

The primary legislation governing the QP’s duties is the Building Control Act. The Act’s overarching purpose is to ensure that all building works in Singapore comply with established standards for safety, accessibility, environmental sustainability, and buildability.11 It forms the legal basis for the entire system of plan approvals, permits, and inspections that define the construction process.12

At the heart of the legislation, from the QP’s perspective, is Section 9: Duties of qualified persons and specialists.12 This section is the legal bedrock of the QP’s responsibilities and is divided into distinct duties for design and supervision.

For the Qualified Person (Design), Section 9(1) imposes a legal obligation to “take all reasonable steps and exercise due diligence” to ensure that the building works are designed in accordance with the Act and its associated regulations.15 

This includes a process for using either “acceptable solutions” outlined in official Approved Documents or proposing “alternative solutions,” which require rigorous justification or certification from a specialist to prove they meet the prescribed performance requirements.15

For the Qualified Person (Supervision), Section 9(4) establishes a parallel duty to supervise and inspect the works on site. This QP must also “take all reasonable steps and exercise due diligence” to ensure the project is constructed in accordance with the approved plans, the Act, and any conditions imposed by the Commissioner of Building Control.15

A critical and defining feature of the QP’s role under the Act is the duty to notify. Both the design and supervising QPs are legally required to report any contravention of the Act or its regulations, of which they know or ought reasonably to know, to the Commissioner of Building Control.15 This transforms the QP into a mandatory reporter, an agent of the regulatory system itself. 

The gravity of these duties is underscored by the severe penalties for non-compliance. A breach of the duty of due diligence in design or supervision can result in fines of up to S200,000andS100,000 respectively, and imprisonment for up to two years.15

The recurring legal phrase, “take all reasonable steps and exercise due diligence,” is the fulcrum upon which a QP’s career rests. This is not casual language; it is a specific legal standard of care. In any disciplinary or legal proceeding, a QP’s actions will be measured against what a reasonably competent professional in their position would have done.17 

This standard demands proactive engagement, diligent inspection, a thorough understanding of all applicable codes, and a well-documented process of decision-making. A failure to meet this standard constitutes professional negligence.

 

2.2 The Authorities: Who the QP Answers To

 

The QP’s role as a coordinator is most evident in their interactions with a multitude of government agencies, each with its own mandate and set of requirements. The QP functions as a critical nexus point, translating a client’s vision into a language that these disparate regulatory bodies can understand and approve.

• Building and Construction Authority (BCA): As the primary regulator for building safety, the BCA is the QP’s most frequent point of contact. The QP submits building plans and detailed structural plans to the BCA for approval, applies for the permit to commence works, and ultimately applies for the Temporary Occupation Permit (TOP) and Certificate of Statutory Completion (CSC).4
• Urban Redevelopment Authority (URA): The URA is the national planning authority, and its approval is the first step in the process. Before submitting building plans to the BCA, the QP must first obtain a Written Permission (WP) from the URA for development control purposes.4 When submitting to the BCA, the QP must formally declare that the building plans do not deviate from the URA-approved development control plans.4
• Singapore Civil Defence Force (SCDF): The SCDF, through its Fire Safety and Shelter Department (FSSD), is responsible for fire safety. The QP manages all fire safety submissions, which can include Building Plans (BP) for basic fire safety measures, Fire Protection Plans (FP) for systems like sprinklers and detectors, and Mechanical Ventilation (MV) plans.20 For complex projects that use performance-based fire safety designs instead of prescriptive code compliance, the QP’s role expands significantly. They must coordinate with a specialist Fire Safety Engineer (FSE) and an independent Peer Reviewer, and are responsible for collating and submitting a comprehensive package of documents, including a Fire Safety Engineering Design Brief (FEDB) and a Fire Safety Engineering Report (FER).22
• Land Transport Authority (LTA): For any construction project located within a designated railway protection zone, the QP has extensive responsibilities under the LTA’s Code of Practice for Railway Protection. This is a highly specialized and demanding process that requires the QP to submit detailed engineering assessments, instrumentation and monitoring proposals, method statements, and emergency procedures to ensure the structural integrity and operational safety of the nearby railway lines are never compromised.24
• Other Technical Departments (TDs): Beyond these main agencies, the QP must consult with and obtain clearances from numerous other technical departments, such as the Public Utilities Board (PUB) for water and drainage systems, and incorporate their specific requirements into the building plans.4 The system provides a mechanism for resolving conflicts between the requirements of different agencies. If a conflict arises, the QP can request the BCA to table the case at the monthly Inter-Agency Coordinating Committee (IACC) meeting for a resolution.4

This intricate web of concurrent and sequential submissions highlights the QP’s function as a master project manager and bureaucratic navigator. A design change made to satisfy the SCDF’s fire code could have implications for the structural plans reviewed by the BCA or the building’s overall gross floor area controlled by the URA. 

The QP is the only party with a holistic view, responsible for identifying and managing these interdependencies to create a single, harmonized, and fully compliant project design.

 

Part 3: The Project Lifecycle: The QP’s Role from Blueprint to Building

 

The Qualified Person’s involvement in a construction project is continuous, spanning its entire lifecycle. Their responsibilities evolve as the project moves from the drawing board to the construction site and finally to a fully occupied building. These distinct phases—pre-construction, construction, and post-construction—are each defined by a specific set of duties and legal obligations for the QP.

 

3.1 Phase 1: Pre-Construction – The Architect of the Plan

 

The pre-construction phase is where the project is conceived, designed, and given its legal authority to proceed. This stage is dominated by the QP’s statutory duty to prepare and submit plans that are fully compliant with all regulatory requirements.6 This is a personal and non-delegable responsibility; if a QP is unable to oversee the submission process for an extended period, they must consider formally relinquishing their duty to another QP with the developer’s consent.6

Key activities during this phase include:

• Feasibility and Planning: In the initial stages, the QP advises the client on the project’s feasibility, identifies the necessary statutory approvals, and helps formulate the design brief.10
• Plan Preparation: The QP prepares the detailed building plans and, if they are a PE, the structural plans.4 This involves ensuring that every aspect of the design adheres to the Building Control Act, the Building Control Regulations, and all relevant codes of practice.26
• Agency Submissions: The QP orchestrates the entire submission process, typically through the CORENET e-Submission system. This involves a carefully sequenced series of actions: lodging the project reference number with the BCA, obtaining prior Written Permission from the URA, consulting with and securing clearances from all relevant technical departments, and finally submitting the formal building plan application to the BCA.4
• Declarations and Certifications: A core function in this phase is the act of professional attestation. The QP signs and endorses every sheet of the plans submitted.18 They make formal declarations to authorities, such as certifying to the URA that the proposed works comply with planning guidelines.28 For structural works, the QP must sign and endorse not only the detailed structural plans but also every book of design calculations.18

This phase is where the QP’s legal liability is first and most fundamentally established. Every plan submitted, every form signed, and every declaration made is a legal attestation of compliance and professional diligence. A mistake, omission, or false declaration made at this stage can have severe repercussions later in the project. 

As seen in the enforcement action against QP Ashvinkumar S/O Kantilal, a false declaration made to obtain the final Certificate of Statutory Completion resulted in a significant fine, demonstrating that the attestations made by a QP are taken with the utmost seriousness by the authorities.29 The pre-construction phase is therefore not merely about design; it is about creating the legal and regulatory foundation upon which the entire project is built, with the QP’s professional integrity serving as the cornerstone.

 

3.2 Phase 2: Construction – The Guardian of the Site

 

Once all necessary plan approvals are secured, the project moves to the construction site. Here, the QP’s role transitions from designer to supervisor and enforcer. The first step is to obtain the legal right to build. The QP, in a joint application with the developer and the appointed builder, must apply to the BCA for a permit to commence works.4 No structural work can legally begin without this permit.

The Qualified Person for Supervision (QP(S)) takes the lead during this phase. Their primary duty, as stipulated in the Building Control Act, is to “take all reasonable steps and exercise due diligence in supervising and inspecting the building works”.15 This is to ensure that the project is being constructed precisely in accordance with the approved plans and all applicable regulations. To assist in this critical task, the QP is responsible for appointing and managing a team of site supervisors.12

The supervisory role is one of active enforcement. The QP acts as the regulator’s representative on-site, responsible for upholding the integrity of the approved design. This involves several key activities:

• Enforcing Compliance: The QP must ensure the builder adheres strictly to the approved plans. This includes practical steps like reviewing the builder’s shop drawings to confirm they align with the design intent and structural requirements.30
• Verifying Materials and Products: For regulated products, such as fire safety equipment, the QP has a specific duty to inspect their installation. This includes verifying that the products have valid Certificates of Conformity (CoCs) and are affixed with the correct serial labels, ensuring that what was specified is what is being installed.31
• Managing Deviations: Construction is a dynamic process, and changes are often necessary. The QP is responsible for managing this process formally. If there are material changes—those that require a re-design of key structural elements—the QP must submit amendment plans and obtain BCA approval before the changes are carried out on site. For immaterial changes that are localized and do not affect key elements, the QP can allow work to proceed without prior approval, but they must maintain a meticulous record of all such changes to be incorporated in subsequent or as-built plans.18

The enforcement actions taken by the BCA clearly show that this supervisory duty is not taken lightly. The case against QP Pok Ming Wee, who was prosecuted and fined S$50,000 for “permitting and/or authorising the carrying out of building works in deviation from approved plans,” is a stark reminder of this accountability.29 

The QP is not merely a consultant to the developer during construction; they are an officer of the regulatory system, legally obligated to halt, rectify, or report work that does not comply with the approved plans.

 

3.3 Phase 3: Post-Construction – The Key to Occupancy

 

The completion of physical construction work does not mark the end of the project or the QP’s responsibilities. The final and perhaps most critical phase is securing the legal right for the building to be occupied. This is achieved through the issuance of a Temporary Occupation Permit (TOP) or a Certificate of Statutory Completion (CSC) by the BCA. Without one of these certificates, a building cannot be legally occupied or used.32

The QP leads this final application process, which serves as the culmination of their work.19 It involves a comprehensive submission of documents, including:

• The main application form (Form BPD_CSC01).
• Certificates of Supervision for building works, piling, and structural works.
• The crucial Declaration by Qualified Person for Building Works (Form BPD_CSC07), in which the QP attests to the project’s compliance.33

The QP coordinates the final site inspections with BCA officers to confirm that the works have been completed in accordance with the approved plans.32 They are also responsible for ensuring that final clearances have been obtained from all the technical departments that were involved during the initial planning stage.33 A key part of the CSC application is the submission of a full set of

“as-built” detailed structural plans and design calculations. These plans must incorporate all departures and deviations that occurred during construction and must be approved by the BCA.33

The system allows for some flexibility through the TOP. If a building is substantially complete but has minor non-compliance issues that are not detrimental to the safety and well-being of occupants, the BCA may grant a TOP. This allows the developer to hand over units to owners for occupancy while the outstanding issues are resolved. However, the TOP is issued with a written direction to the QP to rectify these items within a specified period, typically one year, to obtain the final CSC.33

The TOP/CSC application represents the QP’s final, legally binding testament that the project has been completed in accordance with the law. The final declaration is a sworn statement that all statutory duties—from diligent design to thorough supervision—have been fulfilled. 

It is the ultimate gatekeeping function, the act that transforms a construction site into a legally habitable building. A false declaration at this stage is a severe breach of professional trust and a prosecutable offense, as the S$8,000 fine levied against Ashvinkumar S/O Kantilal for this exact offense demonstrates.29

 

Part 4: Specialization and Team Structure: The Modern Project Team

 

Modern construction projects, particularly large-scale developments, are exercises in immense complexity, requiring a diverse range of specialized knowledge. No single professional can be an expert in every facet of design and engineering. 

The regulatory framework in Singapore acknowledges this reality by providing for a team of specialists, while simultaneously pushing for a clear and consolidated structure of accountability, especially in the critical area of site supervision.

 

4.1 One Project, Multiple QPs? The Drive for Efficiency and Safety

 

Historically, it was common industry practice for developers of major projects to appoint multiple QPs for different components of the structural works. For example, one QP might be responsible for the main superstructure, another for the basement and foundation, and a third for the façade and cladding systems.34 While this approach allowed for the engagement of niche expertise, it also created significant systemic problems.

The fragmentation of responsibility led to several critical issues identified by the BCA and key industry bodies like the Real Estate Developers’ Association of Singapore (REDAS) and the Association of Consulting Engineers Singapore (ACES). These problems included:

• Safety Gaps: When the scope of work for each QP was not clearly demarcated and coordinated, dangerous safety gaps could emerge at the interfaces between different structural systems.34
• Inefficiency and Increased Costs: The appointment of multiple QPs resulted in multiple, separate applications for permits to commence work and the mobilization of separate, often redundant, teams of full-time site supervisors. This led to an inefficient allocation of resources and an unnecessary inflation of project costs.34
• Administrative Delays: The final application for TOP or CSC requires documentation and clearance from all appointed QPs. A failure by any single QP to submit their documents in a timely manner could hold up the entire project, causing significant delays and financial losses for the developer.34

In response to these growing concerns, the BCA, in a series of joint circulars with industry stakeholders, moved to clarify and streamline the expected QP arrangement.34 The new mandate strongly advocates for the appointment of

one single Qualified Person for Supervision (QP(S)) to be responsible for the supervision of the entire project. This single QP(S) is then responsible for appointing and managing one unified site supervision team that works under their sole direction.34

This regulatory shift is a deliberate and significant move to centralize accountability. The problems stemming from the old practice all pointed to a systemic failure caused by diffused responsibility. When multiple parties are responsible for individual pieces of a puzzle, it is easy for no single party to feel accountable for the final, complete picture. 

By mandating a single QP(S), the regulators have created a clear point of accountability—one individual who is unequivocally responsible for the supervision of all structural works on site. This simplifies the chain of command, enhances coordination, and is designed specifically to close the safety gaps that were emerging from the fragmented, multi-QP model.

 

4.2 The Specialist Entourage: When to Call in Experts

 

While the supervision role has been consolidated, the framework still recognizes the need for specialization in the design phase. The joint circulars explicitly allow for the appointment of separate Qualified Persons for Design (QP(D)) for works that are highly specialized or complex, where the main QP(D) may not possess the requisite deep expertise.34

Examples of works where a specialist QP(D) may be appointed include:

• Geotechnical Building Works (GBW): Particularly for complex Earth Retaining or Stabilizing Structures (ERSS) that are designed independently from the main building’s permanent structure.35
• Cladding and Façade Works: A separate QP(D) can be appointed for the design of the façade if it involves an unconventional structural system with which the main QP(D) is unfamiliar.35
• Other Specialized Works: This category includes unconventional or highly complex designs such as segmental bridges, cable net structures, or structures susceptible to unusual dynamic responses.35

Even in these cases, the project parties are encouraged to minimize the number of appointed QP(D)s. The main QP(D) retains a crucial coordinating role: they are responsible for advising the developer on the need to appoint these specialists and, most importantly, for ensuring that all the disparate specialist designs are properly coordinated and integrated into the main project.34

Beyond the structural QP(D) and QP(S) roles, a project team is an entourage of specialists. A single project will typically involve multiple QPs from different disciplines—such as Architectural, Mechanical, and Electrical—each responsible for preparing and submitting the plans relevant to their field.34 

For projects involving deep excavation or complex ground conditions, a specialist Professional Engineer (Geotechnical) must be appointed.18 For fire safety designs that deviate from the standard prescriptive code, a specialist Fire Safety Engineer (FSE) is required.22

This structure reflects a “core-and-specialist” model for the modern construction project. A core team, led by the main Architect QP and the single Structural QP(S), serves as the central command. They then draw upon a roster of specialists as the project’s complexity demands. The system acknowledges that no single professional can be an expert in every domain. 

However, it places the ultimate burden of integration and coordination squarely on the shoulders of the main QPs. They must identify the need for a specialist, advise the client accordingly, and then seamlessly integrate that specialist’s work into the overall project without creating design conflicts or safety gaps. This reinforces the QP’s role as a high-level project integrator, not just a siloed technical expert.

 

Part 5: Risk and Responsibility: The High Stakes of the QP Role

 

The position of a Qualified Person in Singapore is one of immense authority and professional prestige, but it is accompanied by an equally immense burden of risk and responsibility. The QP stands at the confluence of commercial pressures, technical complexity, and stringent legal obligations. A single error in judgment, a lapse in diligence, or a failure to properly supervise can have catastrophic consequences—not only for the project and the public but also for the QP’s career, finances, and freedom.

 

5.1 Legal Liabilities: A Multi-Fronted Risk Exposure

 

The QP operates in a high-stakes professional environment where every decision can have significant legal implications.17 The potential liabilities are not confined to a single area but extend across criminal, regulatory, and civil domains, creating a multi-fronted risk exposure.17

Criminal and Regulatory Offences:

• Building Control Act: As the primary legislation, the Act imposes direct statutory duties on QPs. Breaches of these duties are prosecutable offenses. This includes designing non-compliant works, failing to exercise due diligence in supervision, permitting work to proceed in deviation from approved plans, or making false declarations to the authorities. Conviction can lead to severe penalties, including substantial fines and imprisonment.15
• Workplace Safety and Health Act (WSHA): The QP’s responsibility extends to the safety of the work site. Under the WSHA, a QP who willfully or recklessly performs an act that endangers the safety or health of themselves or others can be found guilty of an offense.17 This is reinforced by specific regulations, such as the Workplace Safety and Health (Design for Safety) Regulations 2015, which place a duty on designers, including QPs, to eliminate foreseeable design risks as far as is reasonably practicable.17

Civil Liabilities:

• Contractual Liability: The QP (or their firm) has a direct contract with the developer or client. This agreement invariably requires the QP to exercise all reasonable skill, care, and diligence in performing their duties. A failure to do so can result in a lawsuit for breach of contract, with the client seeking damages for financial losses incurred due to the QP’s error.17
• Tort of Negligence: The QP’s duty of care is not limited to their client. Under the tort of negligence, they can be held liable to a wider range of parties who might suffer loss as a result of their professional negligence. This can include contractors, future building owners, or even members of the public. Singapore law allows for claims of pure economic loss resulting from building defects, meaning a QP could be sued for financial damages even if no physical injury occurred.17

The entire legal framework is engineered to hold QPs personally and professionally accountable, with public safety as the paramount concern. The combination of criminal sanctions (fines and jail time), professional sanctions (disciplinary action from the BOA or PEB, including suspension or loss of license), and the threat of costly civil lawsuits creates a powerful deterrent against negligence. The legal standards of “due diligence” and “reasonably practicable” are intentionally high bars to clear, signaling that while the QP is a private professional, their duty to the public will be enforced with the full weight of the law.

 

5.2 Professional Indemnity (PI) Insurance: The Essential Safety Net

 

Given the substantial legal risks inherent in the profession, Professional Indemnity (PI) insurance is not a luxury but an essential safety net. PI insurance is a specialized form of liability insurance designed to protect professionals from the financial consequences of legal claims arising from allegations of negligence, errors, or omissions in their work.38 

A typical PI policy covers the cost of legal defence—which can be substantial in complex construction disputes—as well as any damages or settlements the professional is ordered to pay.40

In Singapore, PI insurance is mandatory for QPs practicing within a corporate structure.

• For Architects: The Board of Architects (BOA) makes it a condition of licensing that any partnership or corporation supplying architectural services must be insured against professional liability in accordance with the Architects Act.41
• For Professional Engineers: Similarly, the Professional Engineers Board (PEB) requires that licensed limited corporations and Limited Liability Partnerships (LLPs) be insured against professional liability.42 The Professional Engineers Act does not, however, specify a minimum amount of coverage, leaving it to the licensed corporation to assess its own risk exposure and procure adequate insurance.43

PI policies are typically issued on a “claims-made” basis, which means the policy in effect at the time a claim is made is the one that responds, regardless of when the alleged error occurred.17 The cost of PI insurance and the required level of coverage are influenced by many factors, including the professional’s discipline, the size and value of the projects they undertake, their claims history, and specific contractual requirements.38 

It is common for tender documents for major projects to specify very high minimum coverage limits, with S$10 million being cited as a recent example.44

The mandatory nature of PI insurance for corporate practice is a tacit admission by the regulatory bodies of the substantial risks involved in the profession. By making insurance a prerequisite for licensing, the boards are acknowledging that mistakes can and do happen, and that the financial fallout can be catastrophic. 

The insurance serves a dual purpose: it protects the professional and their firm from financial ruin, but more importantly, it ensures that a pool of funds is available to compensate members of the public or clients who suffer losses due to professional negligence. It is a key mechanism for protecting the public interest.

 

5.3 Case Studies in Accountability: Lessons from Enforcement and Failure

 

The theoretical risks and responsibilities of the QP are brought into sharp focus by real-world examples of enforcement actions and the lessons learned from past structural failures. These cases demonstrate the practical application of the law and illustrate how Singapore’s building safety regime has evolved over time.

The BCA regularly publishes a list of enforcement actions taken against various parties in the construction industry, including QPs. These actions provide a clear picture of the types of offenses that are prosecuted and the penalties imposed.

 

Date of Enforcement	Offender	Role	Offence	Enforcement Action Taken	Source(s)
Mar 2025	Ashvinkumar S/O Kantilal	Qualified Person (Architectural)	Permitting and/or authorizing building works without approved plans.	Prosecution (Convicted and Fined $70,000)	29
Mar 2025	Ashvinkumar S/O Kantilal	Qualified Person (Architectural)	False declaration for obtaining a CSC, stating no deviations from approved plans when material changes existed.	Prosecution (Convicted and Fined $8,000)	29
Nov 2024	Pok Ming Wee	Qualified Person (Structural Works)	Permitting and/or authorising the carrying out of building works in deviation from approved plans.	Prosecution (Convicted and Fined $50,000)	29
Oct 2024	Eugene Ng	Qualified Person (Structural Works)	Permitting and/or authorising the carrying out of building works without approved plans.	24-month Conditional Warning	29
Jul 2022	Zhang Ning	Qualified Person (Structural Works)	Failure to carry out a periodic structural inspection in the prescribed manner.	Prosecution (Convicted and Fined $10,000)	29
Jul 2022	Suhaimi Bin Haji Said	Qualified Person (Architectural)	False declaration that unauthorised works had not commenced when they were already completed.	Prosecution (Convicted and Fined $15,000)	29
Mar 2024	Tan Chee Hean	Qualified Person (Structural Works)	Failure to exercise due diligence in supervision and failure to notify the Commissioner of deviations.	Prosecution (Convicted and Fined $40,000)	29

Beyond individual enforcement actions, Singapore’s entire building control system has been shaped by the lessons learned from major structural failures. The regulatory framework is not a static document but an evolutionary system that hardens its rules in direct response to past tragedies.

• Hotel New World Collapse (1986): The collapse of this hotel, which killed 33 people, was traced to a fundamental design error—the structural engineer had failed to account for the building’s own dead load in the calculations. The subsequent Commission of Inquiry led directly to a landmark change in the Building Control Act: the introduction of the mandatory Accredited Checker (AC) system. This system requires the structural plans and calculations for all projects to be independently checked and certified by another senior professional engineer (the AC) before they can be submitted to the BCA for approval. This created a critical second layer of review to catch design errors.45
• Nicoll Highway Collapse (2004): The collapse of a section of the Circle Line MRT tunnel under construction near Nicoll Highway, which killed four people, was a failure of complex geotechnical engineering and site supervision related to a deep excavation. This disaster led to a significant tightening of regulations governing underground building works and the roles of specialist geotechnical engineers.46
• Compassvale Primary School (2000): The collapse of the roof of the uncompleted school hall prompted another review of the building control system, which resulted in a further strengthening of the Accredited Checker system to ensure checkers had the resources and expertise appropriate for the scale of the projects they were reviewing.45

This history is essential for understanding the rigor of the current framework. It is a system built on a “never again” philosophy, where each major failure is subjected to intense public and professional scrutiny, and the lessons learned are codified into new regulations and stricter enforcement policies.

 

Part 6: The Future-Ready QP: Technology, Sustainability, and Global Context

 

The role of the Qualified Person, while rooted in long-standing principles of professional responsibility, is not static. It is continuously evolving in response to technological advancements, growing environmental imperatives, and the global context of the construction industry. 

The future-ready QP must be adept not only in the traditional skills of design and supervision but also in the emerging domains of digital construction and sustainable building practices.

 

6.1 The Digital Transformation: BIM and Integrated Digital Delivery (IDD)

 

The most significant technological shift impacting the construction industry is the transition from traditional 2D computer-aided design (CAD) drawings to Building Information Modeling (BIM). BIM is not merely a 3D model; it is an intelligent, data-rich digital representation of the physical and functional characteristics of a facility.53 

This digital twin allows all parties in the value chain to share information, enabling potential problems and clashes between different systems (e.g., structural beams conflicting with air-conditioning ducts) to be identified and resolved virtually before construction even begins.53

Recognizing BIM’s potential to dramatically improve productivity and reduce costly rework, the BCA has been a key driver of its adoption in Singapore. BIM has been mandated for all public sector projects since 2014, and the industry is moving towards a future where BIM will be required for all regulatory approvals through the upcoming CORENET X platform.53

Building on the foundation of BIM is the concept of Integrated Digital Delivery (IDD). IDD uses digital technologies to connect all stakeholders, processes, and data throughout the entire project lifecycle in a cloud-based common data environment (CDE).55 This creates a seamless flow of information from design and off-site fabrication to on-site assembly and long-term facility maintenance.55

This digital transformation is fundamentally reshaping the QP’s role. In the traditional workflow, the QP’s primary deliverable was a set of static, approved drawings. In the new digital ecosystem, the core deliverable is a validated, clash-free, and compliant digital model—a “single source of truth” for the entire project team.56 

This evolution demands a significant shift in professional skillsets. The QP is transitioning from a “gatekeeper of plans” to a “curator of data.” Their responsibility is shifting from ensuring that drawings are correct to ensuring that the central data model is accurate, coordinated, and compliant. 

This requires proficiency not just in architecture or engineering, but also in information technology, data management, and digital collaboration platforms. The QP who fails to adapt to this new digital reality will find it increasingly difficult to function effectively in the near future.

 

6.2 Building Green: The QP’s Role in Sustainability

 

Alongside the digital revolution, the global push for environmental sustainability has become a defining feature of the modern built environment. In Singapore, this is spearheaded by the BCA Green Mark Scheme, the nation’s green building rating system. 

The scheme evaluates a building’s environmental impact and performance across several key areas, including energy efficiency, water efficiency, sustainable materials, indoor environmental quality, and environmental protection.57

While a project may have a specialist Green Mark Accredited Professional (GMAP) to lead the certification process, the QP, as the overall project coordinator, remains centrally involved.60 The QP is responsible for integrating the Green Mark requirements into the project’s core design and ensuring that these sustainability features comply with all other mandatory building regulations, such as fire safety and structural integrity.

The QP must be conversant with the scheme’s technical requirements, which are as rigorous as any safety code. Achieving higher Green Mark ratings like GoldPLUS or Platinum requires meeting ambitious energy savings targets (e.g., 30% energy savings compared to a reference model for Platinum), which often necessitates the use of advanced computer simulations for energy modeling and ventilation analysis.61 

Sustainability is no longer an optional “add-on” but a core compliance stream that adds another layer of complexity to the QP’s coordination duties. They must be able to balance the competing objectives of achieving a high Green Mark rating without compromising on safety, buildability, or the client’s budget, further cementing their role as a master integrator.

 

6.3 A Global Perspective: How Singapore’s QP Compares

 

The role of the Qualified Person in Singapore is unique in its consolidation of power and responsibility, a fact that becomes clear when compared to the professional structures in other developed, common-law jurisdictions like the United Kingdom and Australia. This comparison reveals a distinct regulatory philosophy in Singapore that prioritizes a single point of professional accountability.

In the United Kingdom, the responsibilities that are largely consolidated within the Singapore QP are distributed among several distinct roles:

• Principal Designer: A role mandated by the Construction (Design and Management) Regulations (CDM), this professional’s primary legal duty is to plan, manage, and coordinate health and safety during the pre-construction phase. While they must be a designer, their focus is on H&S risk management, not overall building code compliance.63
• Chartered Engineer (Structural): This is the professional responsible for the technical design and integrity of the building’s structure. However, they do not hold the statutory power to submit plans for approval on behalf of the project.66
• Building Control Officer / Approved Inspector: This is the entity—either a local government authority or a licensed private company—that actually checks the plans for compliance with the UK’s Building Regulations and issues the necessary approvals. This is a function performed by the QP and the Accredited Checker in Singapore.69

Similarly, the system in Australia distributes these key functions:

• Professional Engineer: As in the UK, this professional is responsible for the technical design (structural, civil, etc.) and ensuring it complies with the National Construction Code (NCC).71
• Building Surveyor / Certifier: This is an independent, accredited professional who acts as the primary certifying authority. They review and approve plans, issue the key permits (e.g., Construction Certificate), conduct mandatory inspections during construction, and issue the final Occupation Certificate that allows the building to be used. They effectively perform the approval and certification role of the BCA, facilitated by the QP, in Singapore.74

This comparative analysis shows that while the UK and Australia separate the functions of design, pre-construction safety management, and regulatory certification, Singapore’s system vests the power to design, submit for approval, supervise, and certify completion largely within the single, legally-defined role of the QP. This centralization creates an exceptionally powerful and influential professional but also one who bears a uniquely heavy and concentrated burden of liability.

Function	Singapore	United Kingdom	Australia
Statutory Plan Submission	Qualified Person (QP)	Designer submits to Building Control	Designer submits to Building Certifier
Pre-Construction H&S Lead	QP (as part of overall design duty)	Principal Designer (CDM Regs)	Designer/Engineer (as part of design duty)
Structural Design	QP (Professional Engineer)	Chartered Engineer (Structural)	Professional Engineer (Structural)
Plan Approval / Permit Issuance	Building and Construction Authority (BCA), based on QP submission & AC check	Building Control Officer / Approved Inspector	Building Surveyor / Certifier
Site Supervision	QP (Supervision)	Principal Contractor / Designer	Builder / Engineer
Final Occupancy Certificate	BCA issues CSC, based on QP application	Building Control issues Completion Certificate	Building Surveyor / Certifier issues Occupation Certificate

 

Part 7: Conclusion: The Enduring Importance of the Qualified Person

 

The Qualified Person is far more than just an architect or an engineer; they are the lynchpin of Singapore’s entire building control system. This exhaustive exploration reveals a profession defined by a complex interplay of technical expertise, legal obligation, and immense personal responsibility. 

The QP is, at once, a statutory gatekeeper who controls access to legal construction, a master coordinator who harmonizes the competing demands of multiple agencies, a legal guardian who bears criminal and civil liability for the project’s safety, and a project integrator who shepherds a development from a mere blueprint to a fully realized, legally occupiable building.

The entire regulatory framework is built upon three pillars that define the ideal QP: competence, diligence, and integrity. The rigorous qualification process is designed to ensure competence. The stringent legal duties and severe penalties for breaches demand unwavering diligence. And the immense public trust placed in the role necessitates the highest levels of professional integrity.

As Singapore’s built environment continues to evolve, so too will the role of the QP. The profession is at a pivotal juncture, where the foundational skills of design and supervision are being augmented by new, critical demands. 

The digital transformation driven by BIM and Integrated Digital Delivery is reshaping the QP’s workflow, tools, and required skillsets, moving them towards a future as curators of complex digital information. Simultaneously, the imperative of sustainability, embodied by the BCA Green Mark scheme, has added a new, non-negotiable layer of environmental compliance to their already extensive list of responsibilities.

These forces are not merely adding tasks; they are fundamentally reshaping the identity of the Qualified Person. The future-ready QP will be a hybrid professional—a master of their core discipline, a navigator of complex legal frameworks, a manager of integrated digital workflows, and a champion of sustainable design. 

Through this constant evolution, the Qualified Person will continue to play their indispensable role in shaping a safe, high-quality, and sustainable built environment for Singapore’s future.

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