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By Jason Lim, REN 84424 · IQI Realty · Checked on 9 November 2026
This guide is for condo and strata owners in Malaysia and Johor, including buyers from Singapore, Indonesia, India, China and MM2H participants. The short answer: under the Strata Management Act 2013, every Joint Management Body (JMB) or Management Corporation (MC) must hold an annual general meeting (AGM) with at least 14 days’ notice. Each parcel gets one vote on a show of hands, or votes by share units on a poll, but an owner whose charges are in arrears seven days before the meeting cannot vote. If you cannot attend, a written proxy lodged at least 48 hours ahead votes for you.
Quick answer
- When: the first JMB AGM within 12 months of vacant possession; then one every year, no more than 15 months apart.
- Notice: at least 14 days; 21 days for a special or unanimous resolution and 30 days for a comprehensive resolution.
- Who votes: owners whose charges and sinking fund are paid up on the seventh day before the meeting. One vote per parcel on a show of hands; share units on a poll.
- Proxies: anyone can be your proxy, but one person can act for only one owner per meeting. Lodge the signed form at least 48 hours before.
- Quorum: half of those entitled to vote. If it is not reached within half an hour, the owners present form the quorum.
- Disputes: the Commissioner of Buildings (COB) at your council, or the Strata Management Tribunal, which can order a meeting or set aside a resolution (RM100 to file a residential claim).
JMB or MC: whose AGM is it?
In Peninsular Malaysia, including Johor, condos, serviced residences and gated strata estates are run under the Strata Management Act 2013 (Akta Pengurusan Strata 2013, Act 757) and its 2015 regulations. Which body holds the AGM depends on whether strata titles have been issued; my strata title guide explains that step.
| Stage | Who votes | First AGM | Points to know |
|---|---|---|---|
| Joint Management Body (JMB, Badan Pengurusan Bersama) | Purchasers, plus the developer for its unsold parcels | Called by the developer within 12 months of vacant possession, with at least 14 days’ written notice (sections 17 and 18) | The developer counts as one person for quorum but votes for each unsold parcel (section 22). |
| Management Corporation (MC, Perbadanan Pengurusan) | Proprietors (registered owners) | Called by the developer within one month after the initial period ends, with at least 14 days’ notice (section 57) | The initial period ends once other owners hold at least a quarter of the share units (section 46). |
What the first AGM decides
Under section 58, an MC’s first AGM fixes the committee size and elects it, considers the developer’s 12-month budget, confirms or changes the charges and sinking fund, sets the late-payment interest rate, reviews the audited accounts and insurance, and can make additional by-laws. A JMB’s first meeting covers much the same ground.
Notice, agenda and adding your own motion
- Notice period. At least 14 days for an AGM; for the first AGM the developer must also display the notice in a prominent spot in the development. Council COB guidance says a notice sent on the last day still counts if delivery is proven by registered post or hand.
- Your own motion. Any owner can ask for a motion to go on the agenda by writing to the registered office at least seven days before the meeting (regulations 12 and 23 of the 2015 regulations, and the official Form 14).
- The accounts. Audited statements are tabled at the AGM and filed with the COB (DBKL COB guideline).
- New charges. Within 28 days after any meeting that confirms or changes the charges, the JMB or MC must send every owner a formal notice of them.
Who can vote, and how votes are counted
The official notes printed with Form 14, the notice for an MC’s first AGM, summarise the voting rules:
| Rule | What it means in practice |
|---|---|
| Arrears cut-off | An owner cannot vote if, on the seventh day before the meeting, charges, sinking fund contributions or other money due for that parcel are in arrears. Defaulters may attend but cannot vote or be elected. |
| Show of hands | One vote per parcel, regardless of size. Most motions are decided this way. |
| Poll | Any owner or proxy can demand one. Each parcel then votes by its share units, so larger parcels count for more. |
| Joint owners | They may appoint one joint proxy. Without one, they cannot vote on a show of hands unless a unanimous resolution is needed, but any of them can demand a poll, where votes follow each owner’s share of the parcel. |
Share units come from a formula in the Act based mainly on floor area, and they also set your share of charges; see my maintenance fee and sinking fund guide. If a vote matters to you, clear any arrears well before the seventh day and keep the receipt.
Looking at a condo in JB?
Send me the project and unit. I’ll help you ask the seller for the latest AGM minutes, audited accounts and charges statement, and point out what to look for before you commit.
WhatsApp JasonProxies: how to vote when you live abroad
For owners living abroad, the proxy (proksi) is the usual way to take part. The rules on the official proxy form:
- Anyone can be your proxy. The person does not need to own a unit. Council COB FAQs confirm a tenant can attend and vote as your proxy, but cannot be elected to the committee.
- One owner per proxy. A person can act as proxy for only one owner at any one meeting, so one friend cannot carry votes for several owners.
- In writing and signed by you or your authorised representative; for a company, sealed or signed by an authorised officer.
- The 48-hour deadline. The form must be deposited at the registered address of the JMB or MC at least 48 hours before the meeting or any adjourned meeting.
- Full voting rights. A proxy can vote on a show of hands or a poll, and can demand a poll.
Practical tips for overseas owners
- Give the management office your overseas address and email, and ask whether a scanned proxy form is accepted or the original must arrive by courier.
- Tell your proxy in writing how to vote on each item.
- A proxy covers one meeting. For selling or managing the unit, a power of attorney is a different document; see my power of attorney guide and my guide to managing a JB property from overseas.
Online and hybrid general meetings are not clearly set out in the Act. Proposals to allow them were aired in The Star in March 2025, and the housing ministry (KPKT) said in June and August 2026 that the Act is under review, with no dates given. If a meeting offers online voting, ask the COB first.
Quorum: why turning up matters
The quorum is half of the owners entitled to vote, present in person or by proxy. If it is not reached within half an hour of the start time, the owners present and entitled to vote become the quorum (Form 14 notes; Majlis Bandaraya Seremban COB FAQ). In practice this means a small group can pass the budget and elect the committee when most owners stay home. Sending a proxy is the simplest way to keep your say.
Ordinary, special, comprehensive and unanimous resolutions
| Type | Notice | Votes needed | Typical uses |
|---|---|---|---|
| Ordinary | At least 14 days | A simple majority of valid votes | Budget, maintenance charges, audited accounts, electing the committee |
| Special | At least 21 days, stating the resolution | At least three-quarters of valid votes cast (on a show of hands or a poll) | Making or changing additional by-laws |
| Comprehensive (MC only) | At least 30 days, stating the resolution | On a poll, parcels holding at least two-thirds of all share units support it by the end of 60 days after the meeting | Major matters the Act reserves for it |
| Unanimous | At least 21 days | Every valid vote cast | Rare matters where the Act requires it |
The money decisions: charges, sinking fund and accounts
- Charges are set from the budget and shared by share units. In September 2026 a tribunal finding that unequal charge rates set at a JMB’s first AGM were void was left in place by the Federal Court (The Star, 28 September 2026).
- Sinking fund contributions are set at 10% of the charges. A general meeting can raise this, not lower it.
- Late payment interest is set at a general meeting, capped at 10% a year.
My guide to arrears and apportionment in a subsale covers who pays what when a unit changes hands.
Electing the committee
- Size. Between 3 and 14 members, with the number decided at the AGM (The Edge Malaysia, August 2026). At the JMB stage the developer also sits on the committee (section 22).
- Who can stand. Owners, including non-residents and foreigners, according to COB FAQs. Defaulters cannot be elected, even by a majority vote, and an owner who sells must step down.
- Office bearers. The committee picks the chairman, secretary and treasurer. Council COB FAQs say members may serve up to three years in a row and office bearers up to two years in the same post, counted from 1 June 2015.
- Committee minutes must be displayed on the notice board within 21 days of each committee meeting (The Edge Malaysia, August 2026).
Additional by-laws: the building’s house rules
Every strata scheme is bound by the standard by-laws in the Third Schedule of the 2015 regulations. Owners can add their own rules on pets, renovation, parking or short stays:
- JMB: by special resolution, with a certified copy filed with the COB within 14 days (section 32).
- MC: by special resolution, with a certified copy filed with the COB within 30 days (section 70).
- Fines: an additional by-law can set a fine of up to RM200 for a breach (section 70).
If you plan to rent out, check the by-laws on short stays (see my Airbnb and short-stay guide) and renovation (see my renovation permit guide). On defaulters, the standard by-laws allow names to be posted on the notice board, and in October 2026 the housing minister said owners who owe charges must still be given a way to reach their homes (The Star, 29 October 2026).
EGMs, and what happens when there is no AGM
- Extraordinary general meetings (EGM) handle matters between AGMs. The committee can call one, and owners holding enough share units can requisition one; ask the COB for the threshold.
- Missing the AGM is an offence. A JMB or MC that fails to hold one faces a fine of up to RM50,000, up to three years in prison, or both (regulation 34). A developer that fails to call an MC’s first AGM faces a fine of up to RM250,000, up to three years, or both (section 57).
- The COB can step in. In October 2026 the Court of Appeal upheld a COB’s decision to call an EGM for a Petaling Jaya JMB that had held no AGM since 2019, after a request from 141 owners (The Edge Malaysia, 23 October 2026).
Disputes after the meeting
Start with a written complaint to the committee, then the Commissioner of Buildings (Pesuruhjaya Bangunan) at your council, such as MBJB, MBIP or MPKu. If that fails, the Strata Management Tribunal (Tribunal Pengurusan Strata) can order a general meeting to be called, set aside proceedings that broke the Act, and invalidate a resolution where voting rights were denied or proper notice was not given. Claims go up to RM250,000, and filing costs RM100 for a residential property (KPKT FAQ, July 2025). My Strata Management Tribunal guide covers the steps.
Buying? Read the AGM minutes first
The last two AGM minutes tell you more about a building than the show unit. Ask the seller for them along with the audited accounts, and look for:
- Whether quorum was reached, and how many owners were barred from voting for arrears.
- Charge increases, special levies, and how the sinking fund is used.
- Repairs that are due but not funded, such as lifts or waterproofing.
- Tribunal or court cases, by-law changes, and AGMs held late.
You can also ask, through the seller, for the management’s certificate of the unit’s charges and arrears, which costs no more than RM50 (section 31). My checklist on how to check condo management before buying goes through each document. Foreigners can generally buy Johor homes only from RM1 million, with some exceptions (New Straits Times, April 2026); see my Johor foreigner minimum price guide.
This guide is general information, not legal advice; for a dispute, confirm the rules with the COB or a lawyer.
Where to buy if this matters to you
Established areas have years of AGM records to read:
- Mount Austin: many completed condos to compare.
- JB Sentral and Bukit Chagar: high-rises near the CIQ and the RTS Link station.
- Danga Bay: waterfront towers close to the city centre.
- Tebrau, Setia Indah and Molek: condos and gated strata homes.
- Permas Jaya and Senibong: east-side condos, old and new.
- Iskandar Puteri: newer buildings, some still at the developer or JMB stage.
Compare them on my JB property map.
More Johor living guides: Water leaks from the unit above · Home insurance in JB · Landlord tenancy agreements in JB · Condo vs landed vs SOHO
Frequently asked questions
Can I vote at my condo AGM if I owe maintenance fees?
Not for that parcel. If charges, sinking fund or other sums for it are in arrears on the seventh day before the meeting, you cannot vote. You can still attend, but you cannot stand for the committee.
Who can be my proxy at a condo AGM in Malaysia?
Anyone you trust; a proxy need not be an owner, so a relative or your tenant can act for you. One person can be proxy for only one owner per meeting, and the signed form must reach the JMB or MC’s registered address at least 48 hours before.
What is the quorum for a JMB or MC meeting?
Half of the owners entitled to vote, present in person or by proxy. If there is no quorum half an hour after the start time, the owners present and entitled to vote form the quorum, so a small group can still make decisions.
How many votes does each owner get?
On a show of hands, one vote per parcel, whatever its size. If an owner or proxy demands a poll, each parcel votes by its share units, so larger units carry more weight.
What is the difference between a special and a comprehensive resolution?
A special resolution needs at least 21 days’ notice and three-quarters of the valid votes cast; it is used, for example, to make additional by-laws. A comprehensive resolution needs 30 days’ notice and, on a poll, support from parcels holding at least two-thirds of all share units by the end of 60 days after the meeting.
What can I do if my condo has not held an AGM for years?
Write to the committee, then complain to the Commissioner of Buildings (COB) at your council, such as MBJB or MBIP. Failing to hold an AGM is an offence, and the COB or the Strata Management Tribunal can get a meeting called.
Buying a condo in Johor Bahru?
Tell me the projects you are considering. I will help you get the latest AGM minutes, accounts and charges statement through the seller, explain what they show, and arrange viewings. You can also book an appointment, or a Zoom consultation if you are still abroad.
Sources: Strata Management Act 2013 (Act 757), section 2 (definitions of special, comprehensive and unanimous resolution), checked November 2026; Strata Management Act 2013 (Act 757), sections 17, 18 and 32 (copy published by DBKL), checked November 2026; Act 757, section 22 (joint management committee), checked November 2026; Act 757, sections 25, 31, 46, 57 and 58, checked November 2026; Act 757, section 70 (additional by-laws of an MC), checked November 2026; Strata Management (Maintenance and Management) Regulations 2015, P.U.(A) 107, regulations 12, 13, 23, 24 and 34 (copy published by DBKL), 1 June 2015; Majlis Bandaraya Seremban, Form 14 (notice of first MC AGM) and proxy form with notes, July 2020; Majlis Bandaraya Seremban, Commissioner of Buildings FAQ (who can vote, quorum), checked November 2026; Pesuruhjaya Bangunan Kuala Lumpur (DBKL), Soalan Lazim Seminar Komuniti Strata, 2015–2016; Majlis Bandaraya Seberang Perai, Commissioner of Buildings FAQ, checked November 2026; Pesuruhjaya Bangunan Kuala Lumpur (DBKL), Garis Panduan Tatacara Kewangan Mengurus Akaun Penyenggaraan Bangunan, October 2013; KPKT, Soalan Lazim Tribunal Pengurusan Strata, updated 9 July 2025; The Edge Malaysia, “Understanding your strata stake”, 27 August 2026; The Edge Malaysia, “Appeals court affirms building regulator’s power to force residents’ committee election”, 23 October 2026; The Star, “Enhancing meeting procedures”, 23 March 2025; Berita RTM, “Akta Pengurusan Strata 2013 disemak semula – KPKT”, 11 June 2026; The Star, “Govt mulls amending Strata Management Act to strengthen accountability of JMBs, MCs”, 10 August 2026; The Star, “Landmark ruling bans unequal fees”, 28 September 2026; The Star, “Strata management must provide alternative access to maintenance fee defaulters”, 29 October 2026; New Straits Times, “Foreigners hit Johor property resale wall”, 20 April 2026
Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 9 November 2026, not legal advice. Strata laws, regulations and COB practice change, and the Strata Management Act 2013 is under review; confirm with the Commissioner of Buildings at your council, the Strata Management Tribunal or a lawyer before you act.