For the application of the commercially modified starch in frozen and retort foods, apparent viscosity and water loss were measured at each stages of heating, sterilization and freezing-thawing stages. Apparent viscosity showed the exponential increase with concentration and the slopes of apparent viscosity against concentration in the Firm-Tex(hydroxypropyl distarch phosphate), Hi-Flo(acetylated distarch adipate) and Colflo 67(acetylated distarch adipate) from waxy maize starch were higher than those of Amyloacetate M20(starch acetate) and X-amylo 250(distarch phosphare) from potato starch. In the presence of 1 or 2% NaCl, X-amylo 250 among modified starches showed the increase in water loss and the decrease in apparent viscosity, whereas Colflo 67, Hi-Flo and Firm-Tex were little affected by NaCl. In the presence of 1 or 2% sucrose, water loss and apparent viscosity of the modified starches were not affected. In the range of pH 4~8, water loss and apparent viscosity of the modified starches had no change but the differences were detected to some extent between each of heating, sterilization and freezing-thawing stages. In the apparent viscosity and water loss of the modified starches after 3 week storage from heating and sterilization, Hi-Flo, Amyloacetate M20 and X-amylo 250 were not changed at the storage period, and the overall acceptability of retort food containing the modified starches such as Firm-Tex and Amyloacetate M20 were favored more than others. In the apparent viscosity and water loss of the modified starches which have been frozen and thawed three times repeatedly, Colflo 67, Hi-Flo and Firm-Tex were not changed in freezingthawing, and the overall acceptability of frozen food containing Firm-Tex was most favored.