Singapore | Disputes
The Strata Titles Boards
The Strata Titles Boards are tribunals set up under the Building (Strata Management) Act to settle disputes between owners and the MCST, or between owners. Every case starts with mediation. Board members are appointed by the Minister for National Development, and the Boards sit at URA Centre.
The short answer
- Every case starts with mediation by a Board of 3 or 5 members. A signed settlement is "final, binding and enforceable".
- The application fee is $500, which covers 2 mediation sessions.
- Each case expires 6 months after a Board is constituted.
- Lawyers are optional; the Boards say proceedings "generally do not require" one.
- Neither BCA nor the Commissioner of Buildings can resolve disputes under the law.
Filing a case
- Try to settle with the other side first; the Boards ask whether you did.
- Email Form 8 (individual or company) or Form 9 (management corporation) to the Boards, then submit 4 hard copy sets once accepted. Forms 8 and 9 were revised on 28 April 2026.
- Serve the application on the respondent within 5 working days of the acceptance letter.
- Parties have 7 days from the Notice of Constitution of a Board to object to a member.
- If mediation fails, the case goes to a directions hearing and then a hearing.
Fees
No refunds. Payment by PayNow or bank transfer only (Strata Titles Boards, Fees, 8 June 2026).
| Item | Fee |
|---|---|
| Application (covers 2 mediation sessions) | $500 |
| First 2 attendances before a Board | No fee |
| Each day or part day from the 3rd attendance | $150 |
| Each day or part day of hearing | $300 |
| Copy, per page | $1 |
| Certified copy | $5 |
What a Board can order
- Settle a dispute about defects, costs charged to an owner, or the MCST's use of its powers (s 101).
- Call a general meeting or fill council offices (s 102).
- Invalidate a resolution or election held in breach of the Act (s 103), or treat a resolution as void where a voter was wrongly refused or not given notice, on an application within 21 days of the meeting (s 104).
- Revoke a by-law change (s 105) or declare a by-law invalid (s 106).
- Change late payment interest (s 107) or contributions (s 108).
- Change the amount insured (s 109) or make the MCST pursue an insurance claim (s 110).
- Make the MCST consent to an owner's change to common property it unreasonably refused (s 111).
- Appoint a managing agent (s 112), order records supplied (s 113), allow the MCST into a lot for repairs (s 114), or settle a dispute between an MCST and a subsidiary MC (s 115).
Water leaks and limits
In a leak case, the defect is presumed to be in the lot or common property above if there is dampness, moisture or water on the ceiling of the unit below, unless proved otherwise (s 101(8)). Damages under s 101 can be ordered up to the amount a District Court could award. A Board cannot rule on a power the MCST may use only after a unanimous, special, 90%, comprehensive or consensus resolution. If the MCST does not act on a request within 2 months, it is treated as having refused.
The Board's decision is final and binding and can be enforced at the State Courts. Breaching an order is an offence with a fine of up to $10,000, prison of up to 5 years, or both. An appeal goes to the General Division of the High Court on a point of law only. Neighbour disputes such as noise can go to the Community Mediation Centre or the Community Disputes Resolution Tribunal instead.
Most rules here come from BCA's Strata Management Guides, written between March 2019 and December 2023, and BCA forms dated October 2025. Sections 101 to 115 of the Act were read in the Strata Titles Boards' Notes of Guidance of 11 December 2025. Singapore Statutes Online could not be read on 31 October 2026, so the current text of the Act and its Regulations was not checked.
Common questions
What are the Strata Titles Boards? +
Tribunals set up under the Building (Strata Management) Act to mediate and hear disputes between owners and the MCST, or between owners, and to make collective sale orders.
How much does it cost to file at the Strata Titles Board? +
$500, which covers 2 mediation sessions. From the third attendance it is $150 a day, and $300 for each day of hearing. Fees are not refunded.
Is mediation compulsory at the Strata Titles Board? +
Every case starts with mediation by a Board of 3 or 5 members. If it fails, the case goes to a hearing.
Do I need a lawyer at the Strata Titles Board? +
No. A party may use one, but the Boards say proceedings "generally do not require" a lawyer.
How long does a Strata Titles Board case last? +
Each case filed under the Act expires 6 months after a Board is constituted.
Who decides a water leak dispute between condo units? +
A Strata Titles Board. The Act presumes the defect is in the unit or common property above if there is water on the ceiling of the unit below, unless proved otherwise.
Can a Board cancel an AGM resolution? +
Yes, if it was passed in breach of the Act, or where a voter was wrongly refused a vote or not given notice, on an application made within 21 days of the meeting.
Can BCA resolve my MCST dispute? +
No. BCA's Guide 9 says neither the Commissioner of Buildings nor BCA can resolve disputes under the law.
What happens if someone ignores a Board order? +
Breaching an order is an offence with a fine of up to $10,000, prison of up to 5 years, or both, and the order can be enforced at the State Courts.
Can I appeal a Strata Titles Board decision? +
Yes, to the General Division of the High Court, on a point of law only.
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