Renovation Permit Malaysia: Council Permits, Condo Management Rules & Contractor Tips
Whether you need a renovation permit in Malaysia depends on the property: landed homes need a local-council permit for extensions, roof works and structural changes (MBJB or MBIP in Johor Bahru, for example), while condo owners must get written approval from the management body before any renovation, plus council approval where the works require it, under the 2015 strata regulations. Below: the rules by property type, a worked MBJB fee example and a contractor checklist.
Short answer
Whether you need a renovation permit in Malaysia depends on the property. Landed homes need a local-council permit for extensions, roofing and structural work: MBJB charges RM7 per square metre for ground-floor additions, minimum RM70, and the permit is valid for 1 year. In a condo, by-law 27 requires prior written approval from the JMB or MC before any renovation, plus the authorities for structural, services or facade works.
Key numbers at a glance
| Landed homes | Council building control department (MBJB, MBIP, DBKL, MBPJ) |
|---|---|
| Condos / strata | Prior written approval of the JMB or MC (by-law 27) |
| MBJB permit fee | RM7 per m2 for ground-floor permanent additions, minimum RM70 |
| Permit validity | 1 year; reapply if the works are not finished |
| Not allowed without approval | Structural, facade and common-property changes (by-laws 28, 29(2)) |
| Contractors | Must be CIDB-registered (Act 520, s.25); check on CIMS |
| Penalty for an unregistered contractor | Fine of RM10,000 to RM100,000 on conviction |
| Timing for a new home | DLP runs 24 months from VP; report defects before renovating |
Key points in 30 seconds
- Extensions, added roofing and structural changes to landed homes need a council permit; an MBJB minor-works permit is valid for only 1 year.
- MBJB’s checklist (December 2022) charges RM7 per m² for ground-floor permanent additions, minimum RM70, so a 20 m² extension is about RM140.
- In strata schemes, by-law 27 of the Third Schedule requires prior written approval from the management body (and the authorities where necessary), and management may take a deposit.
- By-law 29(2) bars changes to the exterior or façade and encroachment on common property without approval, which covers grilles, awnings and air-conditioner units.
- Under section 25 of the CIDB Act (Act 520), contractors must register with CIDB, with fines of RM10,000 to RM100,000; you can check registration on CIDB’s CIMS site.
When do you need a renovation permit in Malaysia?
There are two approval tracks. The local council controls building works under the Street, Drainage and Building Act 1974 (Act 133) and the Uniform Building By-Laws 1984 (UBBL). In strata schemes, the joint management body (JMB) or management corporation (MC) also controls works under the Strata Management Act 2013 and its 2015 regulations. Landed homes deal mainly with the first; condos deal with both.
| Property type | Who to go to | Works that commonly need approval |
|---|---|---|
| Landed (terrace, semi-D, bungalow, cluster) | The council’s building control department (Jabatan Kawalan Bangunan): MBJB, MBIP, MBPG, MPKu in the JB area; DBKL, MBPJ, MBSJ, MBSA and others in the Klang Valley | Kitchen extensions, porch or backyard roofing, extra floors, new walls and gates, structural changes |
| Condos / strata landed | The JMB/MC first; the council too for structural, façade or fire-related works | All works need prior written approval; façade, hacking and wiring/plumbing changes are restricted |
| Gated & guarded schemes | The council plus the residents’ association or management rules | Uniform façade rules, working hours, worker registration |
As a rule, purely internal finishing works such as painting, built-in cabinets, or replacing doors, windows or a water heater like for like often don’t need a council permit. Extensions, roofing, structural and external works almost always do. Each council keeps its own list (PropertyGuru’s 2021 Klang Valley list also says to check with the council), so confirm before work starts.
How to apply for a house renovation permit: the MBJB example
MBJB (Johor Bahru City Council) publishes a guideline and checklist for minor works (kerja-kerja kecil) on terrace, semi-detached, cluster and detached homes. The key points:
- Forms: Borang A under UBBL 1984 and the other listed application forms
- Plans: two sets of drawings with a site plan, signed by the owner and a qualified person; additions in red, demolitions in yellow dashed lines
- Land documents: current title, quit-rent receipt and assessment-tax receipt
- IC copy (Form 49 for companies), colour site photos and a technical report
- A neighbour’s consent letter for residential lots with shared structures, such as a terrace party wall
- Fire department approval for certain building types
- The permit is valid for only 1 year; reapply if works aren’t finished.
- Reinforced-concrete slabs over 1.5 m, or RC walls, need structural drawings and calculations certified by a registered engineer.
- Works outside the guideline’s sketch plans (an RC roof, for example) must be submitted separately by qualified professionals.
- Online submission is through MBJB’s OSC 3.0 Plus system, with documents in PDF.
Worked example: MBJB permit fee
MBJB’s checklist (December 2022 version) charges RM7 per m² for ground-floor permanent additions, with a RM70 minimum.
A 20 m² kitchen extension: 20 × RM7 = RM140
An 8 m² roofed extension: 8 × RM7 = RM56, below the minimum, so you pay RM70
Upper-floor additions have separate rates. This is the council fee only; drawings, engineer and building costs come on top. Confirm the current fee with MBJB before submitting.
MBIP, MBPG, MPKu and the Klang Valley councils run similar processes through their OSC (one-stop centre) or building control departments; documents and fees are set by each council.
An unapproved extension usually stays quiet until you sell, when the buyer’s lawyer or the bank’s valuer asks to see the permit. The council can serve notice under Act 133 to stop work or demolish at your cost, and in a condo, management can halt the works, forfeit the deposit and require reinstatement. The MBJB permit fee on a 20 m2 extension is about RM140.
Ask Louis directly
Send me your renovation drawings or the contractor's quotation and I'll tell you whether it needs a council permit, management approval, or both.
Tell me the building or address and what you want to change, and I'll send you the council's building-control contact, the management's renovation rules where I have them, and a short list of terms your contractor's quotation should spell out.
Condo renovation rules in Malaysia: approval, deposits and what's banned
Every strata scheme under the Strata Management Act 2013 is bound by the by-laws in the Third Schedule of the Strata Management (Maintenance and Management) Regulations 2015, and management can add its own additional by-laws. Three matter for renovation:
| By-law | What it says |
|---|---|
| 27: Renovation works and repairs | No renovation without prior written approval of the management body and, where necessary, of the appropriate authority; management may require a deposit for compliance with the by-laws |
| 28: Restrictions | No structural changes; moving doors and windows, changing wiring, plumbing and sewerage need prior written approval from the appropriate authority and the management body |
| 29(2): Exterior | No fixture, fitting or alteration that changes the appearance of the common property or façade, or encroaches on common property, without the management body’s written approval |
Law firm HHQ’s summary adds that hacking or drilling within 300 mm of concealed pipes and conduits is restricted and a metal detector should be used first; an owner who damages common property must repair it, and if two 14-day notices are ignored, management may repair and recover the cost. Fines for breaching by-laws are set by resolution at a general meeting.
- Get the renovation application form, additional by-laws and renovation guidelines from management
- Submit drawings or a scope of works, contractor details and a worker list; pay the renovation deposit (amounts vary by building)
- Confirm working hours, hours for noisy hacking, lift protection and debris removal
- Follow management’s standard design for grilles, awnings, outdoor AC units and balcony glass
- Ask management to inspect common areas at the end so the deposit is refunded
Renovating a new home during the defect liability period
New homes carry a 24-month defect liability period from vacant possession, and the developer must repair defects within 30 days of written notice. Once you renovate, the developer may blame your works for the defect. The order I suggest:
- Inspect and report firstDo a full inspection within a week or two of key collection and send a written defect list.
- Let the first repairs finishCheck each item and photograph the result.
- Then renovateKeep before-and-after photos and avoid areas the developer is still repairing.
- Hidden defects during worksPhotograph and notify the developer in writing straight away; don’t let your contractor fix away the evidence.
The inspection checklist and claim steps are in defect liability period and inspection checklist.
Choosing a renovation contractor: CIDB check and contract terms
Section 25 of the Construction Industry Development Board Act 1994 (Act 520) requires every contractor to register with CIDB before carrying out construction works, with fines of RM10,000 to RM100,000 on conviction. You can check a firm’s registration status and grade by name on CIDB’s CIMS website.
- Check CIDB and SSM registration, look at past work, and ideally visit a finished job
- Get two or three written quotations itemising brands, specifications, quantities and unit rates
- Put in writing: scope, start and completion dates, who obtains the council permit and management approval, who removes debris
- Pay by progress, never all upfront, and hold a final payment until you have inspected the finished work
- State the warranty period and what it covers (waterproofing, wiring)
- Require signed variation orders for any changes to avoid surprise add-ons
- Confirm the contractor insures its workers and follows management’s working hours
Renovation permit to handover: a 7-step renovation process
Landed or strata, this is the order I suggest to clients. Get the first three steps right and most disputes never happen.
- 1. Inspect the propertyFor a new home, submit your defect list within the defect liability period; for a subsale home, record and photograph the existing condition.
- 2. Define the scopeInternal finishes only, or extensions, structure, façade, wiring and plumbing? The scope decides who has to approve it.
- 3. Ask for the rulesLanded: ask the council’s building control department whether a permit is needed. Condo: get management’s application form, additional by-laws and deposit amount.
- 4. Get quotationsAt least two or three, from CIDB- and SSM-registered firms, itemised line by line.
- 5. ApplyThe owner or contractor submits the council permit application (where needed) and the management application. Start only after written approval.
- 6. SuperviseKeep to working hours, visit and photograph regularly, and inspect concealed works such as waterproofing and wiring before they are tiled or boarded over.
- 7. Handover and deposit refundPay the final instalment only after inspection; ask management to check the common areas and refund the deposit; file every approval, invoice and warranty for when you sell.
What happens if you renovate without a permit?
| Situation | What can happen |
|---|---|
| Unapproved extension to a landed home | The council can issue notices under Act 133 to stop work or demolish, at the owner’s cost |
| Breaching strata by-laws | Management can stop works, forfeit the deposit, require reinstatement and impose fines set by the general meeting |
| Damaging common property | You must repair it; after two 14-day notices management may repair and recover the cost |
| Hiring an unregistered contractor | The contractor breaches section 25 of Act 520, and your own claims for poor work get harder |
| Selling later | The buyer’s lawyer or bank valuer may flag unapproved additions, hurting valuation or negotiation |
When buying subsale, check for unapproved extensions too: see subsale due diligence. The other jobs after key collection are in after buying a house in Malaysia: utilities and taxes, and completed JB condos are listed under completed condos in Johor Bahru.
Related questions
How much is the condo renovation deposit, and when do I get it back?
By-law 27 lets the management body require a deposit as security for compliance with the by-laws, but no statute fixes the amount, so each building sets its own, from a few hundred ringgit to several thousand. It is refunded after management inspects the common areas, the lift, the lift lobby and the corridors, and finds no damage and no debris left behind. Ask for that inspection in writing when the works finish.
Can I knock down a wall between two rooms in my condo?
Only after checking whether it is structural. By-law 28 of the Third Schedule bars structural changes outright, and moving doors or windows, or altering wiring, plumbing and sewerage, needs prior written approval from both the management body and the appropriate authority. Even a non-structural wall can hide pipes and conduits: law firm HHQ notes that hacking or drilling within 300 mm of concealed services is restricted and a metal detector should be used first.
Does the owner or the contractor apply for the renovation permit?
Either can lodge it, but the application is in the owner’s name and the drawings must be signed by the owner and a qualified person, so the responsibility is yours. Many renovation firms handle the submission through the council’s one-stop centre as part of their quote; MBJB uses OSC 3.0 Plus, with documents in PDF. Put in writing who obtains the council permit and who obtains management approval before you pay any deposit.
Does my neighbour have to agree to my terrace house extension?
For residential lots with a shared structure, such as the party wall of a terrace house, MBJB’s checklist asks for a letter of consent from the affected neighbour, alongside the forms, two sets of drawings, the title and the quit-rent and assessment receipts. Get it early. A refusal late in the process stops the application, and an extension built without it is something you still have to explain when you sell.
Frequently asked questions
Do I need a renovation permit for a condo in Malaysia?
You need management approval. By-law 27 of the Third Schedule to the Strata Management (Maintenance and Management) Regulations 2015 requires prior written approval from the JMB or MC, and from the appropriate authority where necessary, before any renovation. Management may also require a deposit. Structural and façade works face tighter limits.
Who approves a house extension in Johor Bahru?
The building control department of your local council: MBJB for Johor Bahru city, MBIP for Iskandar Puteri, MBPG for Pasir Gudang and MPKu for Kulai. MBJB asks for drawings, the land title, quit-rent and assessment receipts and, for shared structures, a neighbour’s consent letter. Its minor-works permit is valid for 1 year.
How much is the MBJB renovation permit fee?
MBJB’s December 2022 checklist charges RM7 per square metre for ground-floor permanent additions, with a RM70 minimum, so a 20 m² extension costs about RM140 in council fees. Upper-floor additions have separate rates, and drawings and engineer fees are extra. Confirm the current rate with MBJB before submitting.
Do I need a permit to paint or install built-in cabinets?
For landed homes, internal finishing such as painting, built-in cabinets or like-for-like replacement of doors and windows often doesn’t need a council permit, though each council’s list differs, so check first. In a condo, the by-laws require written management approval before any renovation, however small.
How do I check if a renovation contractor is registered with CIDB?
Search the contractor’s name on CIDB’s CIMS website to see its registration status and grade. Section 25 of Act 520 requires contractors to register before carrying out construction works, with fines of RM10,000 to RM100,000 for breaches. Check the SSM company registration as well.
Can I renovate a new house during the defect liability period?
Yes, but submit your defect list first and let the developer finish the first round of repairs, then photograph everything before starting. Otherwise the developer may refuse repairs by blaming your renovation. If hidden defects appear during works, photograph them and notify the developer in writing straight away.
Sources & verification
- MBJB — Garis panduan kerja-kerja kecil rumah kediaman (minor residential works guideline)
- MBJB — Senarai semak permohonan pelan permit (kerja ubahsuaian kecil), Dec 2022
- Strata Management (Maintenance and Management) Regulations 2015 — Third Schedule by-laws 27–29
- HHQ — What do you need to know before renovating your stratified home?
- CIDB — Pendaftaran Kontraktor (Act 520 s.25)
- PropertyGuru — Is a house renovation permit needed? (May 2021)
- Kuek, Ong & Associates — Defect Liability Period for Residential Units
Verified: 2026-09-20. This guide is general information, not legal, tax or financial advice. Rules and rates change — confirm in writing with your lawyer, bank or the relevant authority before you sign.
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Louis Koh
11 years in Malaysian property · Johor Bahru & Kuala Lumpur · English & 中文
I help local buyers and cross-border buyers from Singapore with new and subsale property. Every figure in these guides is sourced; when a rule changes, I update the page and date it.
Stuck on this step? Ask me directly
Send me your situation — new or subsale, budget, state, and where you are in the process — and I will tell you what to do next and what to watch for.
Tell me the building or address and what you want to change, and I'll send you the council's building-control contact, the management's renovation rules where I have them, and a short list of terms your contractor's quotation should spell out.
Louis Koh · 11 years in Malaysian property · +60 10-906 6685 · replies 9am–10pm MYT