Common Pitfalls to Avoid in HOS Flat Renovations: The Prefabricated Kitchen and Bathroom Trap

A clear guide to HA Flat renovation restrictions

Are there restrictions on renovating Home Ownership Scheme (HOS) flats? HOS 2022 units have been progressively occupied since last year. What started as exciting home planning sometimes ends in buyers forfeiting deposits and losing money. Some owners are unhappy that the kitchens and bathrooms in Kai Yan Court HOS flats are prefabricated. This means the entire kitchen and bathroom unit is built off-site and then assembled into the HOS unit like building blocks, so the layout cannot be changed. Due to concerns about potential leaks and renovation restrictions, owners couldn't renovate their homes to their ideal vision, leading them to reluctantly forfeit their deposits. Compared to public housing, HOS flats offer greater renovation freedom, but some restrictions still apply. If you're planning to renovate your HOS flat, this article will definitely help you avoid pitfalls.

Before we dive into the main topic, let's introduce what HOS is. The Home Ownership Scheme is a government-subsidized housing program in Hong Kong that provides residential units at prices lower than market rates to help citizens achieve homeownership.

HOS application requirements are mainly divided into two types: White Form and Green Form:

Basic conditions: Applicants must be 18 years or older, and neither the applicant nor any family member should own any residential property in Hong Kong or have signed a purchase agreement within 24 months prior to the application deadline.

Green Form applicants: Typically current residents of public housing estates, such as those managed by the Housing Authority or Hong Kong Housing Society. There are no income or asset limits, but they must hold a valid "Green Form Certificate of Eligibility."

White Form applicants: Residents who have lived in Hong Kong for more than 7 years and live in private housing. They are subject to income and asset limits (e.g., for 2025, the White Form household monthly income limit is approximately below HK$60,000) and do not fall under the Green Form category.

When applying, if married, the spouse must apply together. HOS applications have different priority groups, with families including elderly members or newborns receiving priority quotas. Once purchased, an HOS flat is private property and does not need to be returned to the Housing Department. However, purchasers must comply with resale restrictions. Generally, they cannot freely trade on the secondary market within the first 5 years (they must sell it back to the Housing Department to reclaim the difference). Specific restrictions apply to resales thereafter.

HOS Renovation Restrictions

HOS owners are not required to restore their flats to their original condition after renovation. However, if unauthorized alterations are made within the unit, such as wall partition modifications that violate the Buildings Ordinance, they may have to bear the cost of correction or restoration.

1. Structural walls cannot be altered

The prohibition against altering structural walls applies to all property types. Arbitrary alterations can affect the building's structure, posing potential risks. If main walls and beams are damaged, it impacts the structural safety of the entire building. The purpose of modifying walls is to enhance space utilization, but if prefabricated components are involved, alterations are generally not permitted (main walls are also prefabricated components). It is advisable to consult a professional before renovating to avoid the enormous cost of restoration if regulations are violated.

2. Which renovation alterations require prior approval from the Buildings Department?

Non-structural alterations (such as removing or moving non-load-bearing walls) are exempt and do not require prior approval from the Buildings Department. However, the works must comply with the Buildings Ordinance and be carried out by qualified personnel.

If the alterations involve the building's structure (such as converting to an open-plan kitchen, replacing drainage systems, adding mezzanines or platforms), prior application and approval from the Buildings Department are mandatory; otherwise, it is illegal. The Buildings Department will issue warnings for unapproved alterations, requiring restoration. Refusal to rectify may lead to prosecution, especially for HOS flats with new modular integrated construction (like Kai Yan Court), where kitchens and bathrooms are "3D prefabricated modules" and unauthorized alterations are strictly prohibited.

3. Can aluminum windows not be replaced?

While it is generally permissible to replace HOS aluminum windows, there are very strict requirements regarding the type of aluminum window. So, replacement is allowed, but not arbitrary replacement. It's best to confirm whether the replacement model meets the Buildings Department's requirements before changing them, to avoid incurring additional restoration costs.

4. Can the toilet be completely demolished?

Many homeowners find HOS toilet designs rather ordinary, or even outdated. If an HOS toilet is not a prefabricated assembly, it can generally be completely demolished. However, it's worth noting that this requires extensive waterproofing and tiling work, which can be costly. Therefore, for HOS toilets, microcement can be considered. It can be applied directly over existing toilet wall and floor tiles without demolition, completely transforming the bathroom at a lower cost than a full demolition. Additionally, microcement is waterproof, helping to improve the waterproofing performance of the bathroom and shower area.

5. Renovation Period

Green Form HOS applicants should note that after being allocated a new HOS flat, they must complete renovations and return their existing public housing unit within 60 days. This timeline is extremely tight, essentially providing only two months for renovation. If more time is needed, an extension of up to 30 days can be requested, but during this period, three times the original rent must be paid as an occupation fee, significantly increasing costs. The Housing Department sets this deadline primarily to avoid resource waste and quickly reclaim public housing for other grassroots families. Due to the short renovation period, homeowners need to prepare their renovation plan in advance to avoid penalty pressure from delays. A full home renovation typically takes 1 to 3 months, but completing basic renovations within two months is already tight, especially if steps involving plastering, plumbing, and electrical work are included. Time management must be precise. Design House HK's HOS renovation service will establish a renovation timeline with the owner before construction, with designers and project managers closely monitoring progress to ensure the owner's move-in time is not affected by delays.

Design House HK HOS Renovation Services

Prospective owners should carefully check whether any indoor spaces will be subject to renovation restrictions before purchasing an HOS flat. Our Design House HK HOS interior design and renovation services can help owners create their ideal home, adhering to regulations and meeting the needs of the owner and other residents. Please feel free to contact our customer service and designer assistants to learn more about our HOS renovation services.