Owners are sometimes surprised to learn that a majority vote at an AGM or EGM can bind every unit to a new charge, including owners who voted against it or did not attend at all.
Why a special levy gets raised
A special levy typically follows one of two triggers: an unplanned major repair that the sinking fund cannot absorb without depleting it entirely, a burst pipe network, storm damage, an urgent structural issue, or a planned capital project the council wants to bring forward, a facade upgrade, lift replacement, common area renovation, that the current sinking fund contribution rate was never set high enough to fund. Either way, the council typically presents the case, the estimated cost, and the proposed collection schedule at a general meeting for owners to vote on.
How it gets approved
The MCST council cannot simply impose a special levy on its own authority. It requires a resolution passed by owners at a general meeting, by the majority threshold set out in the development's by laws and the governing Act, after proper notice of the meeting and the proposed levy. Once passed, the levy binds all owners, including those who voted against it, did not attend, or bought their unit after the resolution but before the levy was fully collected.
Can you actually refuse to pay
No, not once the levy has been validly approved. It becomes a debt owed to the MCST in the same way monthly maintenance and sinking fund contributions are, and the MCST has the same recovery tools available: late payment interest, formal demand, legal proceedings, and in serious or prolonged cases a charge registered against the unit that can complicate or block a future sale until settled. The only real leverage owners have is at the vote itself, contesting the amount, the timing, or the scope of works before the resolution passes, not afterward.
What happens if you are buying or selling with a levy pending
If a special levy has been approved but not yet fully collected at the point of sale, the outstanding portion is usually a matter for negotiation between buyer and seller, and your conveyancing lawyer should confirm the MCST's records on any approved but unpaid levy as part of the standard pre completion enquiries. Buyers should never assume a levy dies with the previous owner; it generally follows the unit, not the person, unless the sale agreement specifically allocates it to the seller.
How to reduce the risk before it happens
The best protection against an unwelcome special levy is checking a development's sinking fund balance and recent AGM minutes before you buy, and asking whether any major works are being discussed. A development with a well funded sinking fund and a council that reviews contribution rates regularly is far less likely to need a special levy than one that has let its reserve run thin for years.
Frequently asked questions
Who decides whether a special levy is raised?
Owners decide, at a general meeting called or noticed by the MCST council. A special levy typically needs approval by the majority set out in the by laws and the Building Maintenance and Strata Management Act before it becomes payable.
What happens if I do not pay a special levy?
The MCST can pursue the same recovery routes it uses for unpaid maintenance fees, late interest, legal action, and in serious cases a charge against your unit that can affect a future sale. Non payment does not exempt future owners either, since the debt can attach to the unit.
Is a special levy split evenly, or by unit size?
It generally follows the same share value proportions used for monthly maintenance contributions, so larger units typically pay a larger dollar amount, though the exact formula is set out in the strata title and confirmed in the levy resolution.
Considering a resale unit with an upcoming vote on works?
Winfred reviews the MCST's financial position and any pending resolutions before you make an offer, so a levy does not become a surprise after you move in.
Book a free 30 minute callWinfred Quek is an Associate Marketing Consultant at Crestbrick Pte Ltd (CEA Licence No. L31010886H). CEA R073319H. This page is for general information only and does not constitute financial, investment, or legal advice. Rates and rules reflect the position as at 9 Aug 2026; verify current figures with IRAS, HDB, or MAS before making any decision.