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By Jason Lim, REN 84424 · IQI Realty · Checked on 15 November 2026
Some Johor condos and apartments have a water meter for every unit; others take water through one bulk meter (meter pukal) and the management office bills each owner. The short answer: with an individual meter (meter individu) you have your own Ranhill SAJ account at the domestic block rate, starting at RM1.05 per m³, while a bulk account is charged RM2.75 per m³ for the whole building and the management passes the cost on. Since 2014, high-rise homes on bulk meters have had to apply to move to individual meters, but owners still organise and pay for the work. This is general information, not legal advice.
Quick answer
- Two set-ups: an individual meter means your own Ranhill SAJ account; a bulk meter means one account for the building, held by the developer, JMB or MC, which recovers the cost from owners.
- Tariffs: domestic RM1.05 per m³ for the first 20 m³, RM2.35 for 21 to 35 m³ and RM3.50 above 35 m³ (RM10.50 minimum); domestic bulk RM2.75 per m³ (RM27.50 minimum), on Ranhill SAJ’s tariff page in November 2026.
- What it means for a typical unit: 20 m³ a month costs RM21.00 on an individual meter and RM55.00 at the bulk rate, before any management charges (my illustration).
- The rules: under 2014 water rules, SPAN said in 2015 that high-rise homes on bulk meters must apply to migrate, with a fine of up to RM10,000.
- Who pays to convert: usually the owners, through the JMB or MC for the shared pipework and each owner for their own meter deposit and fees. Ranhill SAJ does not publish a Johor conversion price.
- Before you buy: ask management how the unit is metered, the rate charged, and whether the building owes the water operator anything.
Bulk meter vs individual meter: what is the difference?
Ranhill SAJ supplies treated water across Johor, and the national regulator SPAN (Suruhanjaya Perkhidmatan Air Negara) oversees it under the Water Services Industry Act 2006 (Act 655). How your water reaches you, and who sends you the bill, depends on how the building was metered.
| Individual meter (meter individu / meter petak) | Bulk meter (meter pukal) | |
|---|---|---|
| Account holder | You (owner), or your tenant | The developer, JMB or MC, for the whole building |
| Who bills you | Ranhill SAJ directly, together with Indah Water’s sewerage charge | The management office, usually with the maintenance statement |
| Tariff | Domestic blocks: RM1.05, RM2.35, RM3.50 per m³ | Domestic bulk: RM2.75 per m³ for every m³ |
| Minimum monthly charge | RM10.50 per account | RM27.50 per bulk account |
| Pipe leaks after the meter | Your own pipes only | Leaks in the building’s shared pipes are paid by everyone |
| If someone does not pay | Only that account is affected | If the building’s account falls into arrears, the supply to the whole building can be cut |
| Meter accuracy | Ranhill SAJ meter; you can ask for it to be tested | Any unit sub-meter is the management’s own device, not Ranhill SAJ’s |
The 2014 Rules say the water operator should not install sub-meters unless the Commission or the law requires it. So the small meters some management offices fit at each unit to share out a bulk bill are their own equipment: readings, rates and repairs are between you and the management, not Ranhill SAJ.
How much more does a bulk meter cost?
The bulk rate is flat, while individual accounts pay a rising block tariff that starts at RM1.05. For an ordinary household that makes bulk-metered water dearer per m³, even before any management charge.
| Monthly use (illustration) | Individual meter (domestic blocks) | Same use at the bulk rate (RM2.75) |
|---|---|---|
| 10 m³ (1 to 2 people) | RM10.50 | RM27.50 |
| 15 m³ (couple) | RM15.75 | RM41.25 |
| 20 m³ (small family) | RM21.00 | RM55.00 |
| 30 m³ (family of four or five) | RM44.50 | RM82.50 |
| 40 m³ (large household) | RM73.75 | RM110.00 |
A household would need more than about 88 m³ a month before the bulk rate came out cheaper, far above normal use. The bulk rate has also risen: Kosmo reported it went from RM1.60 to RM2.55 per m³ on 1 February 2024, and Ranhill SAJ’s page showed RM2.75 in November 2026. For the full picture of TNB and Ranhill SAJ bills, see my electricity and water bills guide for Johor Bahru.
The hidden cost: leaks and arrears
With one meter at the boundary, every litre lost from the building’s own pipes and tanks is billed to the bulk account, and in the end the owners pay. If some owners do not pay the management, the shortfall can become arrears with the water operator.
The Star reported in June 2024 that Ranhill SAJ cut supply to a 480-unit apartment in Taman Tampoi Indah after the management could not pay accumulated water bills of about RM1.4 million, after unpaid bills and leaking underground pipes; residents pooled RM30,000 to restore it. My guide to water supply disruptions in Johor homes covers planned cuts and pipe bursts.
What the rules say about moving to individual meters
Division 8 of the Water Services Industry (Water Reticulation and Plumbing) Rules 2014 (P.U.(A) 36/2014) deals with individual and bulk meters for high-rise residential buildings and gated communities. Reporting on SPAN’s enforcement in March 2015, The Star said the Rules apply to:
- existing high-rise residential buildings and gated communities supplied through a shared storage tank, including state government-owned buildings; and
- new high-rise and gated developments.
SPAN said then that it was mandatory for residential high-rise buildings to apply for individual metering, that JMBs and MCs no longer needed the consent of every owner to apply, and that not complying could bring a fine of up to RM10,000 on conviction. I could not find a published Johor deadline or count of bulk-metered buildings, so ask Ranhill SAJ or SPAN about a particular building.
Looking at a condo in JB?
Send me the building name. I’ll ask the management office whether units have individual or bulk water meters, what rate they charge and whether the building is up to date with Ranhill SAJ.
WhatsApp JasonHow a building converts from bulk to individual meters
Ranhill SAJ publishes its general application steps and a form for bulk accounts, but no conversion guide or price for Johor, so the JMB or MC should contact it (1-800-88-7474) first. A conversion generally looks like this:
- Owners agree the plan. The JMB or MC raises the conversion at a general meeting, with an estimate and how the cost will be shared. My guide to condo AGMs and voting explains how resolutions work.
- Check the bulk account. Ask Ranhill SAJ what it needs regarding any balance on the building’s existing account before individual accounts are opened.
- Appoint a licensed plumber. Ranhill SAJ requires internal plumbing work and applications to go through a licensed plumber.
- Rework the meter stands. Under the 2014 Rules the water operator decides where meters go and can move hard-to-read meters at the user’s cost. Moving old meter stands from spots such as balconies was a major cost in older Klang Valley buildings, The Star reported in 2023.
- Each owner opens an account. Owners apply with their documents and pay the deposit and charges, which Ranhill SAJ says depend on the type of premises.
- Meters installed and bulk account closed. Ranhill SAJ registers each meter, and the management settles its final bulk bill.
Who pays for what
Johor’s figures are not published, so here is how it worked in the Klang Valley as a reference. The Star reported in May 2023 that the JMB or MC paid to modify the meter stands to meet the 2014 Rules, using a SPAN-registered plumber or contractor, while each account holder paid a deposit (RM132.10 for a medium-cost apartment or condo, RM112.10 for a low-cost flat) plus installation, stamping and processing fees. Cost was named as the main obstacle. Johor’s charges may differ, so get Ranhill SAJ’s written figures before owners vote.
If the building needs to borrow or raise money from owners, a special levy may be proposed, and the money should be shown in the JMB or MC accounts.
What to check before you buy a condo or apartment
Newer high-rise projects are meant to be built with individual meters under the 2014 Rules, so the question matters most for older condos, apartments and walk-up flats. At a viewing, or through your agent, ask:
- Is the unit on its own Ranhill SAJ meter? Ask the seller for a recent Ranhill SAJ bill in their name. If water appears on the management statement instead, the building is on a bulk meter.
- What rate does management charge? Compare it with the RM2.75 bulk rate and ask whether common-area use, losses or a minimum are added.
- Is the bulk account up to date? Look for water arrears or disconnection notices in AGM minutes and accounts. See how to check condo management before buying.
- Is a conversion planned? If owners have voted for one, find out the cost per unit and whether the seller or buyer pays any levy due after the sale.
- Are the seller’s water charges paid? Unpaid water on a management statement is part of the owner’s arrears to the management. Your lawyer can deal with this through apportionment; see arrears and apportionment in a subsale.
For new launches, the buyer usually pays the water meter deposit at key collection; see my guide to developer charges at key collection. After completion, transfer the account to your name; my utilities set-up guide lists the documents. Foreign owners and tenants should bring a passport and check with Ranhill SAJ first, as its forms list MyKad.
Landlords and tenants on bulk meters
A tenant in a bulk-metered unit cannot open their own Ranhill SAJ account, so water is paid to the management or to the landlord. Put who pays, the rate and the utility deposit in the tenancy agreement. My tenancy agreement guide covers the clauses, and who pays for repairs covers leaks inside the unit.
If the management’s water charges look wrong
- Ask for the workings. Request the bulk bill, the sub-meter readings and the rate the management applied.
- Raise it in writing with the JMB or MC, then at the AGM; keep paying your charges meanwhile (see unpaid maintenance fees).
- Escalate to the Commissioner of Buildings (COB) at your local council, or file a claim at the Strata Management Tribunal for disputes over charges.
- Complaints about the water operator itself, such as supply or a Ranhill SAJ meter, go to Ranhill SAJ first and then to SPAN.
Where to buy if this matters to you
Individual meters are easiest to confirm in newer condos; established areas have more older buildings that deserve the questions above.
- Mount Austin: many newer condos, with older stock nearby.
- Tebrau, Setia Indah and Molek: a mix of older apartments and newer condos.
- Skudai, Tampoi and Kempas: mature townships with many older apartments.
- JB Sentral and Bukit Chagar: newer high-rises near the RTS Link station.
- Iskandar Puteri: mostly newer condos around Medini and Puteri Harbour.
- Permas Jaya and Senibong: east-side condos of different ages.
Compare them on my JB property map, and see my guides to buying an older condo and walk-up apartments.
More Johor living guides: Electricity and water bills in JB · Water supply disruptions in Johor · Sewerage bills and septic tanks · Condo running costs in JB · Maintenance fee and sinking fund · Tap water and home filters
Frequently asked questions
How do I know if my condo has an individual or a bulk water meter?
Look at how you pay for water. If you receive a Ranhill SAJ bill in your own name with your own account number, the unit has an individual meter. If water is charged on the management statement, the building is on a bulk meter.
What is the bulk water tariff in Johor?
Ranhill SAJ’s domestic bulk rate was RM2.75 per m³ with a RM27.50 monthly minimum in November 2026. Individual domestic accounts pay RM1.05 per m³ for the first 20 m³, RM2.35 for 21 to 35 m³ and RM3.50 above 35 m³, with a RM10.50 minimum.
Is it compulsory to change from a bulk meter to individual meters?
Applying is. Under the Water Services Industry (Water Reticulation and Plumbing) Rules 2014, SPAN said in 2015 that residential high-rise buildings must apply to migrate, with a fine of up to RM10,000 for not complying. Check a building’s status with Ranhill SAJ or SPAN.
Who pays to convert a building to individual water meters?
Usually the owners. The JMB or MC pays for shared pipework and meter stands, often through the sinking fund or a levy, and each owner pays their own meter deposit and charges. Ranhill SAJ does not publish Johor conversion prices, so ask it for written figures.
Can the whole building’s water be cut because of other owners?
With a bulk meter, yes. The building has one account, so if it falls into arrears the operator can cut supply to everyone. The Star reported such a cut at a Johor Bahru apartment in June 2024. With individual meters, only the unpaid account is affected.
Can a tenant open a Ranhill SAJ account in a bulk-metered condo?
No. The unit has no Ranhill SAJ meter of its own, so the tenant pays the management or the landlord for water. The tenancy agreement should set out the rate, how readings are taken and how the utility deposit is handled.
Buying or renting in a JB condo?
Tell me the building or area you are considering. I will check with management how units are metered for water, what owners pay each month and whether there are arrears or a conversion plan, before you make an offer. You can also book an appointment for viewings, or a Zoom consultation if you are abroad.
Sources: Ranhill SAJ, water tariff (domestic, domestic bulk and other categories), checked November 2026; Ranhill SAJ, services application (documents, forms and steps), checked November 2026; Kosmo, on Johor’s domestic and bulk water tariff revision from 1 February 2024, 18 January 2024; The Star, “Johor’s water tariff adjustment: Data centres would have to pay more”, 2 August 2025; The Star, “SPAN: Owners to be taken to task”, 16 March 2015; The Star, “Switch to individual water meters slows to a trickle”, 22 May 2023; The Star, “Pulai MP seeks solution for Tampoi apartment water issues”, 30 June 2024; Water Services Industry (Water Reticulation and Plumbing) Rules 2014, P.U.(A) 36/2014, made under the Water Services Industry Act 2006 (Act 655): Division 8 and rules 71 to 82, read November 2026
Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 15 November 2026, not legal advice and not a promise of any bill or saving. Tariffs, deposits and procedures change; confirm with Ranhill SAJ, SPAN, your management office and a licensed plumber before you commit.