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By Jason Lim, REN 84424 · IQI Realty · Checked on 13 November 2026
This guide is for owners, tenants and buyers of condos, apartments and serviced residences in Johor Bahru and the rest of Peninsular Malaysia. The short answer: every strata building runs on a set of standard by-laws in the Third Schedule of the Strata Management (Maintenance and Management) Regulations 2015, plus any additional by-laws the owners pass by special resolution at a general meeting. Additional by-laws can cover pets, parking, renovation and security, and can fine you up to RM200 for a breach. Management may deactivate a defaulter’s access card after notice, but it may not lock an owner out of the unit.
Quick answer
- Two layers: the standard by-laws in the Third Schedule (30 by-laws in eight parts) bind every strata scheme in Peninsular Malaysia and Labuan; additional by-laws are made by special resolution under sections 32 or 70 of the Strata Management Act 2013.
- Fines: additional by-laws may impose a fine of up to RM200 on an owner, occupant or invitee who breaches them.
- Tenants are bound: by-laws bind owners, tenants, lessees and occupiers as if they had signed them.
- Access cards and arrears: the 2015 Regulations allow deactivation 14 days after the defaulter receives notice, but the Court of Appeal ruled on 26 October 2026 that management cannot bar an owner from the unit, and KPKT says alternative entry must be given.
- Visitors: management may ask people on common property to identify themselves, but the National Registration Department said in June 2025 that guards may not hold or scan a MyKad.
- Challenge: raise it at a general meeting, or file a claim at the Strata Management Tribunal, which can revoke by-law amendments.
General information, not legal advice. Your building’s by-laws, its records at the Commissioner of Buildings and your lawyer decide what applies.
Where condo by-laws come from
By-laws are the rules of a strata scheme. In Peninsular Malaysia and Labuan they come from the Strata Management Act 2013 (Act 757) and its 2015 Regulations; Sarawak has its own Strata Management Ordinance 2019, and Sabah’s new enactment was not yet in force in September 2026 (Malay Mail, 29 September 2026).
| Layer | Who makes it | Key rules |
|---|---|---|
| Standard by-laws (Third Schedule, 2015 Regulations) | The Minister, by regulation | Apply automatically and bind the developer, JMB or MC and every owner (regulations 5, 17 and 28). |
| Additional by-laws during the developer period | The developer, with the Commissioner of Buildings’ approval (section 32) | Must not conflict with the Third Schedule; a certified copy is filed with the Commissioner within 14 days of approval. |
| Additional by-laws by a JMB | Owners, by special resolution at a general meeting (section 32) | Filed with the Commissioner within 14 days of the resolution. |
| Additional by-laws by an MC | Owners, by special resolution (section 70) | Filed within 30 days; cannot prohibit or restrict transferring, leasing or charging a parcel. |
| House rules, notices and circulars | Management, often under the by-laws | Practical details such as booking forms and hours. House rules are not by-laws, so ask which by-law a rule relies on, especially before paying a fine. |
Sections 32 and 70 list what additional by-laws may cover: safety and security, restricted use of common property, pets, parking, floor coverings, refuse, behaviour, and architectural and landscaping guidelines. The management must keep a record of the by-laws in force and give owners a copy on written request at a reasonable cost.
What the standard by-laws cover
Malay Mail’s September 2026 summary of the Third Schedule highlights rules every resident meets sooner or later:
- Noise: music, appliances and instruments must be kept low after 11pm unless you have prior written approval. See noisy neighbours in a condo.
- Animals: you may not keep an animal that causes a nuisance, is a safety or health risk, or breaks state or local laws.
- Vehicles: wrongly parked or unauthorised vehicles may be towed or clamped at the owner’s cost without notice, and a vehicle whose alarm keeps disturbing others may be barred for a period.
- Security: management may ask anyone on common property to identify themselves, and a non-owner who refuses may be asked to leave.
- Defaulters: management may post defaulters’ names, units and amounts on the notice board, and may deactivate access devices and suspend common facilities, including a car park bay, as set out below.
Access cards: issue, fees and arrears
Getting and replacing cards
Access cards, tags and car park stickers are issued by the management body. How many cards a unit gets, the deposit and the replacement fee are set by each building’s by-laws or house rules; I found no national scale of card fees in the Act or the Regulations. Before you buy or rent, ask how many cards come with the unit, the replacement fee and whether tenants need the owner’s written authorisation. Count the cards on handover; see the subsale handover checklist.
Can management deactivate my card for unpaid fees?
This is where the law moved in 2026, so here is the position as reported, stated neutrally:
| Point | Position in November 2026 | Source |
|---|---|---|
| Deactivation | The 2015 Regulations allow a JMB or MC to deactivate a defaulter’s electronic access device 14 days after the defaulter receives notice of the outstanding sum, until it is paid | KPKT minister’s reply, Dewan Rakyat, 29 October 2026; Malay Mail, 29 September 2026 |
| Other measures | Publishing defaulters’ names, requiring them to sign a register to enter, and suspending common facilities and services, including parking (with temporary entry for drop-offs) | Same |
| Locking an owner out | Not allowed. The Court of Appeal held that the sanction does not authorise excluding an owner from their own unit, and declared a JMB’s refusals of entry unlawful | Court of Appeal, case against the JMB of a Nilai mall, 26 October 2026, reported by Malay Mail, 27 October 2026 |
| Alternative access | Owners must still be able to enter through the security post by signing the logbook and reach their unit by a basic lift or service stairs | KPKT minister’s reply, 29 October 2026 |
| Next steps | KPKT is reviewing the Strata Management Act 2013 to strengthen fee recovery while protecting owners’ rights | Same |
The practical lesson for owners: pay maintenance charges and sinking fund on time, and if you dispute a bill, pay under protest and raise it formally rather than letting arrears build up. My maintenance fee and sinking fund guide explains how charges are set. For buyers, unpaid arrears transfer awkwardly; see arrears and apportionment.
Buying or renting in a JB condo?
Tell me the building. I’ll get the by-laws and house rules for you before you commit, including pets, renovation, access cards and short stays.
WhatsApp JasonVisitors, registration and your personal data
Guardhouse registration is normal in JB condos and the standard by-laws back a request to identify yourself. How the data is collected matters:
- MyKad: the National Registration Department said in June 2025 that security guards are not authorised to ask for, hold or scan a MyKad, citing regulation 7(1) of the National Registration Regulations 1990, and that scanning engages the Personal Data Protection Act 2010 (The Vibes, 10 June 2025). In JB I see many buildings record a name, phone number and vehicle number instead, or use a visitor app.
- Personal data: under the PDPA’s principles, collect only what is needed, tell people why, keep it secure and delete it when no longer needed. Since 1 June 2025, data controllers must notify the Personal Data Protection Commissioner of a breach likely to cause significant harm within 72 hours (PDP Commissioner circular, reported by MAICSA in February 2025).
- Ask the management: what visitor data it keeps, for how long and who sees it. Whether the PDPA applies to a particular management body depends on its activities; take advice if it matters to you.
Tenants and short-stay guests
Sections 32 and 70 make additional by-laws binding on tenants and occupiers too. In practice the management will ask owners to register tenants and their vehicles, and will hold the owner responsible for fines and damage caused by tenants or guests. Put by-law compliance into your tenancy agreement; see landlord tenancy agreements and renting to foreign tenants.
Short stays are a live issue. On 26 October 2026 the deputy housing minister told Parliament that national short-term rental guidelines were being finalised, that strata buildings remain governed by their JMB or MC decisions and by-laws, and that a 180-night limit was still being assessed (The Star). Section 70 also says an MC’s additional by-laws cannot prohibit or restrict leasing a parcel, and how that applies to short stays has been argued in court. Check the building before you buy to let; see Airbnb and short-stay rules in JB.
Pets, renovation, parking and fines
| Topic | Typical rule | Where to read more |
|---|---|---|
| Pets | Standard by-law: no animal that causes nuisance or a health or safety risk. Additional by-laws may set size limits, numbers or no-go areas such as lifts and the pool | Ask for the by-laws before you sign |
| Renovation | Approval from management before work, a refundable renovation deposit, working hours and debris rules, set by additional by-laws or house rules; council permits may also be needed | Renovation permits in JB |
| Parking | Towing or clamping for wrong parking; allocated or accessory bays; visitor parking limits | Condo parking disputes |
| Fines | Up to RM200 per breach under an additional by-law, payable by the owner, occupant or invitee | Sections 32 and 70, Strata Management Act 2013 |
A fine above RM200, a fine under a house rule that has no by-law behind it, or a by-law that was never passed by special resolution and filed with the Commissioner, is worth questioning. Ask the management for the resolution and the filing record.
How to challenge or change a by-law
- Ask for the paperwork. Request a copy of the by-laws in force, the minutes showing the special resolution and proof of filing with the Commissioner of Buildings.
- Use the general meeting. Owners can propose new or amended by-laws, which need a special resolution. See condo AGM voting.
- Complain to the COB. The Commissioner of Buildings at your council oversees JMBs and MCs.
- Go to the Tribunal. The Strata Management Tribunal hears claims including revoking amendments to by-laws, and owners or the management body can ask it or a court to enforce or restrain a breach. See the Strata Management Tribunal in Johor.
Checking the by-laws before you buy or rent
- Ask the seller or landlord for the by-laws and house rules, or ask the management office for a copy.
- Check pets, renovation hours and deposits, short-stay rules, the number of access cards and car park bays, and visitor parking.
- Ask the management for a statement of the unit’s account, so you know there are no arrears that could affect access.
My guide to checking condo management before buying has the full list of questions.
Where to buy if this matters to you
- JB Sentral and Bukit Chagar: high-rise living near the CIQ and the RTS Link station.
- Danga Bay: large waterfront condo schemes.
- Mount Austin: serviced residences and condos in a busy family area.
- Iskandar Puteri: newer condos in Medini and Puteri Harbour.
- Permas Jaya and Senibong: east-side condos and waterfront homes.
Compare them on my JB property map, or consider gated and guarded landed homes if you prefer fewer shared rules.
More Johor living guides: Checking condo management before buying · Maintenance fees and sinking fund · Condo AGM voting · Strata Management Tribunal in Johor
Frequently asked questions
What are the standard condo by-laws in Malaysia?
They are the by-laws in the Third Schedule of the Strata Management (Maintenance and Management) Regulations 2015, which bind every strata scheme in Peninsular Malaysia and Labuan. They cover matters such as noise, animals, vehicles, security and defaulters.
What is the maximum fine a condo management can impose?
Additional by-laws made under sections 32 or 70 of the Strata Management Act 2013 may impose a fine of up to RM200 on an owner, occupant or invitee who breaches them.
Can condo management deactivate my access card?
The 2015 Regulations allow deactivation 14 days after a defaulter receives notice of the arrears. But the Court of Appeal ruled in October 2026 that an owner cannot be barred from the unit, and KPKT says alternative entry through the guardhouse must be given.
Do tenants have to follow condo by-laws?
Yes. The Act makes additional by-laws binding on tenants, lessees and occupiers as well as owners. Landlords should attach the by-laws to the tenancy agreement, as management usually holds the owner responsible.
Can a guard ask for my MyKad at a condo?
Management may ask visitors to identify themselves, but the National Registration Department said in June 2025 that guards are not authorised to hold or scan a MyKad. Many JB buildings record a name, phone and vehicle number instead.
How do I change or challenge a condo by-law?
Propose an amendment at a general meeting, which needs a special resolution, complain to the Commissioner of Buildings, or file a claim at the Strata Management Tribunal, which can revoke amendments to by-laws.
Want the by-laws before you commit?
Tell me the building you are looking at. Before you buy or rent, I will ask the seller, landlord or management office for the by-laws and house rules, and point out the ones that usually matter: pets, renovation, short stays, access cards and parking. You can also book an appointment to view the building, or a Zoom consultation from abroad.
Sources: Strata Management Act 2013 (Act 757), section 32, checked November 2026; Strata Management Act 2013 (Act 757), section 70, checked November 2026; Strata Management (Maintenance and Management) Regulations 2015, P.U.(A) 107/2015, copy hosted by DBKL, checked November 2026; Malay Mail, “Buying a strata home: the rules that can govern your pets, parking and even your access card”, 29 September 2026; Malay Mail, “Locked out over maintenance fees? Court says JMBs can’t do that”, 27 October 2026; The Star, “Strata management must provide alternative access to maintenance fee defaulters, says Nga”, 29 October 2026; The Vibes, “No legal right: security guards cannot demand or scan MyKad, warns NRD”, 10 June 2025; MAICSA technical announcement on PDP Commissioner circulars 1 and 2 of 2025 (DPO and data breach notification), February 2025; The Star, “Guidelines to regulate short-term rental accommodation being finalised”, 26 October 2026
Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 13 November 2026, not legal advice. Strata law is under review and each building’s by-laws differ; confirm with the management office, the Commissioner of Buildings at your council or a lawyer before you act.