KUALA LUMPUR (June 20): Some owners wait up to 20 years for their strata titles, affecting their rights as property owners, said a government officer.
“Many strata buildings in Malaysia, especially in Selangor, have yet to receive their strata titles even after being completed and occupied for decades,” Selangor Land and Mines Office (PTGS) Strata Application and Development Division assistant administrative officer Aziz Hairon said during the “Strata Conference 2025: Towards First-Class Strata Management” held here yesterday.
“There is a building that is already 20 years old, but the strata title is still not released,” he said during his presentation, “Integrating ESG in the Next Era of Property Management”.
He explained that this happens because developers either have not settled the land premium payments or have outstanding issues with the land office.
“The land premium is not fully paid, or the land office process is stuck. So, even when buyers have fully paid for their units, the strata title is still delayed,” he said.
He added that this delay can impact residents’ rights, especially when it comes to voting in annual general meetings.
“If the strata title is not issued, buyers cannot transfer their names officially via the memorandum of transfer. Without that, they cannot vote in the management body elections,” Aziz said.
This results in some residents paying maintenance fees without enjoying full legal ownership benefits.
“Many owners don’t realise they are paying fees but still cannot vote because their names are not listed on the title,” he said.
Aiming for ‘First-Class Strata Industry’
Organised by the Kuala Selangor Municipal Council (MPKS) and supported by EdgeProp Malaysia as media partner, the conference’s theme was on building a “First-Class Strata Industry”.
MPKS president/commissioner of buildings (COB) Mohamad Hanafe Basri explained the conference aimed to raise awareness and provide the latest updates for those involved in the strata industry.
“We want to expose all stakeholders, whether they’re from management corporations (MCs), statutory bodies or developers, to current information and developments in strata matters,” he said.
He added the annual event, now in its third instalment, drew about 140 participants from across Malaysia, including representatives from MCs, developers, agents, lawyers, and state local authorities.
Selangor allocates RM10 million fund to expedite title transfers
The Selangor state government offers various programmes to support the booming growth of strata schemes in the state, said MPKS deputy COB 2 and head of the COB Unit Sr Muhammad Zul Fiqah Omar.
He highlighted that In Kuala Selangor itself, there are currently 456 strata schemes involving more than 25,000 parcels, with steady growth since 2015, driven largely by development in areas like Puncak Alam.
To help owners obtain their strata titles, he pointed out that the Selangor state government has allocated RM10 million under the Selangor Strata Fund (DSS), as announced by Selangor Menteri Besar Datuk Seri Amirudin Shari early this month. The initiative aims to assist especially strata schemes which have long-standing issues with their strata title applications.
Besides that, he added, the federal government has introduced the Malaysian Housing Maintenance Fund (TPPM) to assist in upgrading low-and medium-cost strata properties.
“This fund helps cover repairs such as repainting buildings and replacing fences,” he said.
Nevertheless, despite the sector’s expansion, strata-related issues in Kuala Selangor remain minimal.
“There are only two low-cost housing schemes in the district without a joint management body (JMB) or MC,” he said.
ESG impact on residential minimal because not mandatory
Addressing the topic on Environmental, Social and Governance (ESG), Knight Frank Malaysia director PMgr Sr Nageswaran Muniandy explained ESG practices are expected to have a greater influence on Malaysia’s commercial property sector rather than the residential market in the coming years.
“ESG may not significantly impact residential properties yet because there is no law making it a mandatory requirement for homeowners.
“However, for businesses, especially multinational companies from regions where ESG standards are strictly enforced, there will likely be higher demand for office spaces and commercial properties that meet ESG benchmarks,” he told EdgeProp.my on the sidelines.
One of the biggest challenges in implementing ESG, particularly for older buildings, is the high cost involved.
“To apply ESG properly, you need certifications, ratings, benchmarking, and continuous maintenance to stay recognised as ESG-compliant. For aging buildings, retrofitting can cost 30% to 40% more compared to newer structures,” Nageswaran said.
Despite these challenges, older properties that adopt ESG practices could enjoy better long-term returns.
“When your building is ESG-ready, you can market it to organisations that value sustainability, possibly command premium rental rates, and reduce operating costs through energy and water efficiency,” he said.
Financial planning often overlooked in strata schemes
Henry Butcher Malaysia (Mont Kiara) managing director PMgr Sr Low Hon Keong said good financial management is the most overlooked factor that can greatly impact the value of strata properties.
“Many JMBs, MCs and even developers neglect the importance of financial planning in a strata scheme.
“From the very beginning, you must understand how much budget is required to maintain the entire development, not just the cost psf, but the total monthly expenses for things like security and utilities,” he told EdgeProp.my on the sidelines.
He added that proper financial planning is essential to ensure that the scheme can sustain its operations over the next five to 10 years.
Beyond finances, fostering a strong sense of community is also key to maintaining property value, especially in high-density developments like Mont’Kiara in Kuala Lumpur.
“Property managers play an important role in advising JMBs, MCs, or developers that strata living is about community living.
“Communication among owners is crucial, whether through updates on management matters, community events like family days or festivals, or even town hall meetings to explain difficult decisions like new by-laws,” he said.
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Source: EdgeProp.my
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