Office FAQ

Depending on context, NOA can mean 2 things:

1. Notice of Assessment - This is a tax document issued by the Inland Revenue Authority of Singapore (IRAS).

2. Notice of Approval - for renovation of commercial spaces

Before any renonvation works can begin for a office space, you will need a Notice of Approval or sometimes also called a Plan Approval issued by either or both regulatory authorities depending on the nature of work. Your office renovator will be able to advise you accordingly.

The Singapore Civil Defence Force (SCDF) and the Building & Construction Authority (BCA) are the 2 main agencies involved.

Your building management (MCST) will only issue you with the Permit to Work only upon sighting with a Notice of Approval.

IMPORTANT: no NOA, no renovation works can begin.

Once your office renovation works are completed, You will need to obtain the Fire Safety Certificate (FSC). You don’t apply for it yourself. Your renovator would have appoint a Qualifed Person (QP) for your renovation project. He will will on your behalf via the CORENET system.

The issuing authority is the Fire Safety and Shelter Department (FSSD) will is a division with the Singapore Civil Defence Force (SCDF).

IMPORTANT: No FSC, no commencement of business!

For most commercial office leases in Singapore, a three-year lease term is the standard benchmark, typically paired with a three-year Option to Renew at the prevailing market rate. While market conventions exist, every lease is a product of negotiation, balancing the tenant’s need for security against the landlord’s desire for yield and occupancy.

SMEs and Startups often prefer the flexibility of the standard 3+3 structure to remain agile. MNCs and Anchor Tenants frequently negotiate longer commitments of 5 to 10 years. This provides long-term rental stability and allows the tenant to amortize significant capital expenditure (CAPEX) associated with high-end fit-outs.

For most commercial office leases in Singapore, the standard security deposit is 3 to 6 months of gross rent, depending on the tenant’s paid-up capital and the landlord’s assessment .

For startups or firms with lower paid-up capital, landlords may request one or more of the following:

1. A 6-month deposit.
2. A Personal Guarantee from the directors.
3. A Banker’s Guarantee in lieu of cash.