Hiring the Wrong Architect Could Cost You More Than Money

Engaging an architect in Singapore is not just a design decision. It is a legal, regulatory, and risk-management decision rolled into one. Many clients focus on portfolios, aesthetics, and fees, but overlook a far more critical question: is the firm properly licensed to do what you are hiring them to do?

In Singapore, architectural practice is tightly regulated, and for good reason. Buildings must meet strict safety, planning, and compliance standards, and the professionals involved are legally accountable for their work. This guide explains the licences architecture firms in Singapore must hold, what those licences actually mean, and how to verify that you are engaging the right professionals for your project. By the end, you will know exactly what to check before signing anything.

Why Licensing Matters More Than You Think

Licensing is not administrative red tape. It is the framework that protects clients, users, and the public.

Licensed architects are legally accountable for their designs and coordination decisions. They are required to meet professional standards, maintain insurance, and comply with ethical codes. If something goes wrong, there is a clear line of responsibility.

When working with Singapore architecture firms, licensing determines whether the firm can submit plans to authorities, take responsibility for compliance, and legally represent your project through approval and construction stages.

The Core Requirement: Registered Architects

At the heart of architectural licensing in Singapore is the requirement for architects to be registered. Only registered architects are legally allowed to practise architecture in the sense recognised by law.

A registered architect has completed accredited education, undergone professional training, passed required examinations, and been formally admitted to the register. This status allows them to carry out architectural services that involve design responsibility and regulatory submissions.

If a firm does not have a registered architect, it cannot legally provide full architectural services on its own, no matter how impressive its portfolio may look.

Registration Is Personal, Not Corporate

One common misunderstanding is assuming that an architecture firm itself is licensed in the same way a contractor or agency might be. In reality, architectural registration applies to individuals, not companies.

This means the key question is whether the firm employs or is led by one or more registered architects who take professional responsibility for projects. A firm may have dozens of designers, but only registered architects can sign off on submissions and act as the Qualified Person for architectural works.

When evaluating Singapore architecture firms, always identify who the registered architect is and what role they play in your project.

Practising Certificates: The Detail People Miss

Being registered is not enough on its own. Registered architects must also hold a valid practising certificate to legally offer services in a given year.

A practising certificate confirms that the architect is actively authorised to practise, has met continuing professional development requirements, and holds the necessary insurance. Without it, even a registered architect cannot legally act in a professional capacity.

This is one of the most overlooked checks clients fail to make. Always confirm that the architect’s practising certificate is current at the time of engagement.

The Role of the Qualified Person

In Singapore, architectural projects require a Qualified Person, often abbreviated as QP. For architectural works, this role is filled by a registered architect with a valid practising certificate.

The QP is legally responsible for compliance with building regulations, submission of plans, and responses to authority comments. They also play a role during construction, certifying works at various stages.

When you engage an architecture firm, you are effectively engaging the QP behind it. If the firm cannot clearly identify who the QP is for your project, that is a red flag.

Professional Indemnity Insurance Is Not Optional

Licensed architects in Singapore are required to maintain professional indemnity insurance. This insurance protects clients if professional negligence results in financial loss.

The required coverage amount depends on the scale and nature of projects undertaken. Larger or more complex projects require higher coverage levels.

When assessing Singapore architecture firms, it is reasonable and prudent to ask about professional indemnity insurance. A legitimate firm will not be offended by the question. They will expect it.

Architectural Firms vs Design Consultancies

Not all design firms offering architectural-looking services are actually architecture firms in the legal sense. Some operate as design consultancies, interior design studios, or concept designers.

These firms may be highly talented and valuable, but they cannot legally provide regulated architectural services unless a registered architect is formally responsible. They also cannot act as the Qualified Person for submissions.

This distinction matters. Engaging a design consultancy without proper architectural licensing means you will still need a licensed architect to carry the project legally, often at additional cost.

Foreign Architecture Firms and Local Licensing

Singapore attracts many international architecture firms. However, foreign firms cannot simply practise architecture locally without meeting licensing requirements.

Typically, overseas firms partner with local registered architects or establish local entities with registered professionals to handle regulatory responsibilities. The local architect becomes the Qualified Person for submissions and compliance.

If you are working with an overseas firm, ensure there is a clearly defined local licensed architect responsible for the project. Without this, approvals and accountability can become complicated very quickly.

What About Corporate Registration and Business Licences

Beyond professional licensing, architecture firms must also be properly registered as businesses. This includes standard corporate registration and compliance with employment and tax regulations.

While this may sound basic, it is still worth checking, especially for smaller or newer firms. Proper business registration signals that the firm operates legitimately within Singapore’s legal framework.

However, business registration alone does not grant the right to practise architecture. It must exist alongside professional licensing.

Specialist Licences and Project Types

Some projects require additional expertise beyond standard architectural licensing. For example, large-scale developments, conservation projects, or specialised facilities may involve additional regulatory scrutiny.

While there are no separate architectural licences for these categories, experience and accreditation matter. Firms may also need to work closely with other Qualified Persons, such as professional engineers, depending on project scope.

Clients should assess whether the firm’s licensed architects have relevant experience for the specific type of project being undertaken.

How to Verify an Architect’s Licence

Verifying licensing is straightforward and should never feel awkward. Registered architects and practising certificates are publicly verifiable through official registers.

You can check whether an architect is registered, whether their practising certificate is valid, and whether there are any restrictions. Legitimate Singapore architecture firms will often list their registered architects openly.

If a firm avoids the topic, provides vague answers, or insists it is “not necessary” to check, take that as a warning sign.

Common Red Flags Clients Should Watch For

There are several warning signs that a firm may not be properly licensed to do what it claims. These include refusing to identify the registered architect responsible for the project, suggesting that submissions can be “handled later,” or implying that licensing only matters at the construction stage.

Another red flag is heavy reliance on external architects without clear contractual responsibility. This can create confusion over accountability if disputes arise.

Licensing issues rarely show up at the beginning of a project. They surface when approvals stall or problems occur.

Why Proper Licensing Saves Money Long Term

Some clients try to cut costs by engaging unlicensed or partially licensed firms, assuming they can sort out compliance later. This almost always backfires.

Rectifying submissions, redoing documentation, or changing Qualified Persons mid-project can cause delays, additional fees, and even redesigns. Worse, unauthorised submissions can be rejected outright.

Engaging properly licensed Singapore architecture firms from the start reduces risk and protects your investment.

Licensing and Ethics Go Hand in Hand

Licensed architects are bound by professional codes of conduct. This includes obligations to act in the client’s interest, avoid conflicts of interest, and uphold professional standards.

If disputes arise, there are formal avenues for recourse. This accountability does not exist in the same way with unlicensed designers.

Licensing is not just about paperwork. It is about professional integrity.

What Clients Should Ask Before Engaging a Firm

Before signing an agreement, ask who the registered architect is, whether their practising certificate is current, and whether they will act as the Qualified Person for your project.

Ask about professional indemnity insurance and confirm it aligns with the scale of your project. Clarify whether any part of the architectural scope is outsourced and who carries responsibility.

These questions are not confrontational. They are part of responsible client due diligence.

Final Thoughts

Licensing is the foundation of legitimate architectural practice in Singapore. Without it, design talent alone is not enough.

Singapore architecture firms operate in one of the most regulated built environments in the world, and proper licensing ensures safety, accountability, and smooth project delivery. As a client, understanding these requirements empowers you to make informed decisions and avoid costly mistakes.

In architecture, the most expensive problems often come from the cheapest shortcuts. Choosing a properly licensed firm is not about bureaucracy. It is about protecting your project, your timeline, and your peace of mind.