中文 · Bahasa Melayu · Bahasa Indonesia
By Jason Lim, REN 84424 · IQI Realty · Checked on 9 November 2026
This guide is for owners and buyers in Johor Bahru, including buyers from Singapore, Indonesia, India and China and MM2H participants. The short answer: in a landed house, extensions, new roofs, lofts, room partitions and facade changes need a permit or plan approval from your city council (MBJB, MBIP, MBPG or MPKu); in a condo, you need written approval from the management body first, and some changes need the council as well. Building without approval can lead to a penalty fee, a demolition notice or prosecution under the Street, Drainage and Building Act 1974.
Quick answer
- The law: section 70(1) of the Street, Drainage and Building Act 1974 says no one may erect a building without the council’s prior written permission, and altering a house with new foundations, superstructure or roof counts as erecting.
- Landed minor works: MBJB has standard sketch plans for small additions to terrace, semi-D, cluster and detached houses that already have a CFO or CCC. The permit is valid for one year.
- Fees (MBJB): plan processing from RM7 per m² on the ground floor (minimum RM70), RM18 per floor for internal or facade changes, plus RM54 for the building materials permit (checklist dated December 2022).
- Condos: the standard strata by-laws require the management’s prior written approval, and allow it to ask for a deposit; RM2,000 to RM5,000 or more is typical.
- Without approval: MBJB charges a penalty plan fee of 10 times the processing fee, and the Act allows fines of up to RM50,000 plus RM1,000 a day, and demolition orders.
Which council covers your home?
Renovation approval comes from the local council (pihak berkuasa tempatan), not the state. Greater Johor Bahru has four:
- MBJB (Majlis Bandaraya Johor Bahru): the city centre and much of Tebrau.
- MBIP (Majlis Bandaraya Iskandar Puteri): Iskandar Puteri, Nusajaya, Medini, Bukit Indah and parts of Skudai.
- MBPG (Majlis Bandaraya Pasir Gudang): Pasir Gudang and Permas Jaya.
- MPKu (Majlis Perbandaran Kulai): Kulai and Senai.
Boundaries do not always follow area names, so check the council named on your assessment (cukai taksiran) bill. Each council has its own forms and fees; applications go through the online One Stop Centre (OSC 3.0 Plus). The examples below come mostly from MBJB and MBIP, which publish the most detail.
What the law says
Two sets of rules apply:
- Street, Drainage and Building Act 1974 (Act 133). Section 70(1) requires the council’s prior written permission to erect a building. Under section 70(16), you are treated as erecting a building if you alter or add to an existing one in a way that involves new foundations or new or bigger superstructure or roof, depart from approved plans, or rebuild outer or party walls. Section 70(19) requires plans to be prepared and certified by a principal submitting person or submitting person.
- Uniform Building By-Laws (Undang-Undang Kecil Bangunan Seragam, UKBS). The technical rules. MBJB issues minor works permits as temporary permits under by-law 18.
Two points matter for owners. First, section 70(17) presumes, until proved otherwise, that work on a building was done by the landowner, so the owner carries the risk even if a contractor or tenant did the work. Second, management or residents’ association approval does not replace council approval, and vice versa.
Landed homes: what needs approval
Councils do not publish a list of exempt works. This table combines the Act’s definition with MBJB’s guideline and fee checklist; confirm with your council.
| Type of work | What it usually needs | Who prepares the plans |
|---|---|---|
| Painting, replacing floor tiles, kitchen cabinets, loose furniture, air-conditioners | Not listed as erecting under section 70(16) or on MBJB’s fee list; gated estates may still want notice. | None |
| Awning (sengkuap) over the porch or yard | An awning permit (online at MBJB; form with sketch plan at MBIP) | Sketch plan (council standard or certified) |
| Fence, gate, small rear or side addition, open porch roof | Minor works permit using MBJB’s standard sketch plans | Owner applies; plans signed by a submitting person |
| New room partitions, internal alterations, facade changes | Minor works permit (MBJB charges these per room or per floor) | Submitting person |
| Reinforced concrete roof, new upper floor or slab, works outside the standard plans | Separate plan submission | Architect, engineer or registered draughtsman; structural work certified by a registered engineer |
| Demolishing more than 60% of the house and rebuilding | A new building plan application | Principal submitting person |
MBJB’s minor works guideline
MBJB’s guideline for small works on houses (Kerja-Kerja Kecil Rumah Kediaman, updated 2016) lets owners of terrace, semi-detached, cluster and detached houses that already have a Certificate of Fitness (CFO) or CCC use the council’s standard sketch plans instead of a full plan submission. Key points:
- Setbacks. The standard drawings use 6.0 m from the front road reserve, 2.5 m from a side road reserve on corner lots and 2.0 m from the lot boundary to the roof projection. These affect how far a corner lot or a rear extension can go (see my corner lot vs intermediate terrace guide).
- Neighbours. Walls, fences and party walls must not include or affect the next lot without written consent. Terrace, semi-D and cluster houses with shared structures need a neighbour’s certificate (perakuan jiran) with a copy of the neighbour’s assessment bill.
- Other agencies. Bomba, the water operator, TNB or the sewerage operator may also need to give written permission.
- Responsibility and validity. The owner is responsible for the structure’s stability. The permit lasts one year; if it lapses, you reapply under the same reference.
Documents and fees at MBJB
MBJB’s December 2022 checklist asks for Form A, the planning permission form, signed plans, the latest assessment and quit rent receipts, the title, the owner’s IC, site photos and a copy of the CCC or CFO. Landed strata projects also need a JMB support letter. Plans show new work in red and mark non-complying structures for demolition.
| Item | MBJB fee |
|---|---|
| Plan processing, ground floor | RM7 per m², minimum RM70 |
| Plan processing, first floor | RM6 per m², minimum RM60 |
| Porch, veranda or open shed | RM3.50 per m², minimum RM35 |
| Internal alteration | RM18 per floor |
| Facade change (front or road-facing side) | RM18 per floor |
| Fence | RM3 × length × height, minimum RM30 |
| Building materials permit | RM54 |
| Planning permission fee | RM30 |
At MBIP, the awning form (MBIP-JB-PS5-02-PIN.1) lists a processing fee of RM35 for intermediate and end lots and RM38 for corner lots, and a permit fee of RM10 (low and medium-low cost homes) or RM50 (medium and high cost). Strata homes also need management or COB consent. MPKu publishes its own form for residential additions and alterations (Borang Ubah Tambah Rumah Kediaman).
Buying a house with an extension?
Send me the address or listing. Before you offer, I ask the seller for the approved plans, permits and CCC, compare them with what has been built and flag any gaps for your lawyer.
WhatsApp JasonHow to apply, step by step
- Gather your papers. Assessment bill, title and CCC or CFO; MBJB’s minor works route needs one of the last two.
- Ask the council first. MBIP has said its building unit advises owners on approved standards, at no fee (The Star, October 2021 and June 2022).
- Talk to your neighbours. Shared walls or fences need their signed certificate (see my neighbour and boundary dispute guide).
- Appoint a submitting person. An architect, engineer or registered draughtsman prepares and signs the plans; a registered engineer certifies any concrete slab or wall.
- Get estate consent, then submit. For landed strata or gated estates, get the management letter; then apply through OSC 3.0 Plus and pay.
- Build with a registered contractor, as approved. Keep the approval letter and stamped plans. Works under full building plans end with their own CCC (see my CCC guide).
Condos and serviced apartments
Strata homes follow the Strata Management Act 2013 and the Strata Management (Maintenance and Management) Regulations 2015, in force since 2 June 2015. The standard by-laws in the Regulations’ Third Schedule say:
- Paragraph 27: no renovation of your parcel without the management’s prior written approval and, where needed, the appropriate authority’s. It may ask for a deposit; works must stay inside your parcel and not weaken any structural member.
- Paragraph 28: both the authority and the management must approve adding a platform, moving an external door or window, changing a safety feature, shifting plumbing or sewerage, or rewiring the whole unit. Hacking shear walls beyond permitted limits is not allowed.
- Paragraph 29: no change to the outside that affects the building’s appearance or facade without the management’s written approval.
Each building adds its own rules. A May 2026 SAYS guide described the usual pattern: drawings, contractor and CIDB details with the application; a refundable deposit of typically RM2,000 to RM5,000 or more; noisy work on weekdays only; and contractors protecting lifts and removing debris. Some buildings also ban drilling within 300 mm of concealed pipes. Get the house rules in writing before you collect quotes.
Wet areas and waterproofing
Hacking bathroom or kitchen tiles can break the waterproofing membrane and lead to leaks into the unit below. Ask how the membrane will be redone and test it with water before tiling. If a leak follows, see my guide to water leaking from the unit above. In a new unit, report defects before renovating (see the vacant possession checklist).
What happens if you build without approval
| Consequence | What the source says |
|---|---|
| Penalty plan fee | MBJB’s checklist lists a penalty plan fee (wang pelan berdenda) of 10 times the processing fee, with no further reduction. MBIP’s awning form warns of up to 10 times for starting before approval. |
| Approval after the fact | MBIP said unapproved works can be approved later if they meet the rules, with a penalty of up to 30% of the cost of the completed work (The Star, October 2021). |
| Fines under Act 133 | Section 70(13): up to RM50,000, up to three years’ jail or both, plus up to RM1,000 a day while the offence continues. Section 70(11): up to RM25,000 for unauthorised alterations. |
| Higher figures quoted by MBIP | MBIP has quoted fines of up to RM250,000 and up to 10 years’ jail (2021 and 2022), and up to RM250,000 plus RM2,000 a day for unauthorised modifications (The Star, September 2026). |
| Stop-work or demolition | Section 72 lets the council order work stopped or the structure demolished, and recover its costs if it does the work itself. |
MBIP told The Star in September 2026 it had found 57 cases of unauthorised structural modifications since 2022, mostly buildings turned into high-density rentals. In October 2025, residents of older flats in Skudai told The Star that, after a fire, MBIP ordered locked corridor grilles removed and dismantled extensions at some blocks. If you plan to rent by the room, read my guide to renting out rooms in JB before adding partitions.
Contractors and designers
Section 25 of the CIDB Act 1994 requires contractors to register with CIDB; CIDB said in March 2024 that unregistered contractors face fines of RM10,000 to RM100,000. Check the company on CIDB’s online contractor search, write into the contract who applies and pays for permits, and ignore anyone who says an extension “doesn’t need a permit”: the penalty falls on the owner. My guides on hiring a designer or contractor and renovation costs in JB cover quotations, payment stages and budgets.
Buying a renovated or extended house
Many subsale terraces have rear kitchens, extra rooms or new roofs. Were they approved? Before you sign:
- Ask for the paperwork. Approved plans or permits for each extension and, for works under full plans, the CCC.
- Compare plans with the site. Check rooms, setbacks, roof type, slabs and party walls. Extensions over drains are a warning sign.
- Check the title and boundary. A land title search confirms the owner and restrictions; the title plan shows the lot boundary.
- Tell the bank. The bank’s valuer inspects before lending. Ask early how an extension without approval will be treated, because it can affect the valuation (see when the valuation comes in low).
- Put it in the SPA. Your lawyer can add a seller’s warranty about approvals, or agree on who bears the cost of regularising or removing works.
- Gated estates. Ask the management for its design guidelines and renovation deposit before you plan changes (see gated and guarded homes).
See my subsale house inspection checklist and, for condos, checking condo management before buying.
Foreign owners and landlords
The rules are the same for foreign owners, and because the Act presumes the landowner did the work, you answer for what a contractor or tenant builds while you are abroad. Ban alterations without your written consent in the tenancy agreement, and sign permit forms yourself or through a power of attorney. My guide to managing JB property from overseas covers the rest. After a renovation, tell your insurer, since the sum insured may need updating (see home insurance in JB).
Where to buy if this matters to you
- Mount Austin: terraces, semi-Ds and condos under MBJB, popular with families buying subsale.
- Tebrau, Setia Indah and Molek: older estates, where checking past extensions against approved plans matters.
- Iskandar Puteri: newer landed estates and condos under MBIP, often with estate design guidelines.
- Bukit Indah and Gelang Patah: gated landed homes where estate rules apply alongside MBIP’s.
- Permas Jaya and Senibong: east-side homes under MBPG.
- Kulai and Senai: landed homes and newer townships under MPKu.
Compare them on my JB property map, or see the landed homes guide. If you would rather build from scratch, see buying land to build a house in Johor.
More Johor living guides: Renovation and furnishing costs in JB · CCC explained · Water leaking from the unit above · Neighbour and boundary disputes
Frequently asked questions
Do I need a permit to renovate my house in Johor Bahru?
For extensions, new roofs, lofts, room partitions, facade changes, fences and awnings, yes: apply to your council (MBJB, MBIP, MBPG or MPKu). Painting, replacing tiles and fitting kitchen cabinets are not on the councils’ permit lists, but confirm with your council and estate management first.
How much is a renovation permit at MBJB?
MBJB’s December 2022 checklist charges plan processing from RM7 per m² on the ground floor (minimum RM70), RM18 per floor for internal or facade changes and RM54 for the building materials permit. Fees for the draughtsman or architect are extra.
Who can sign renovation plans in Malaysia?
A submitting person: a registered architect, professional engineer or registered building draughtsman, within the limits of their registration. Reinforced concrete roofs, slabs and walls need a registered engineer’s certification.
Do I need approval to renovate a condo in JB?
Yes. The standard strata by-laws require the management’s prior written approval, and it may ask for a deposit, typically RM2,000 to RM5,000 or more. Moving plumbing, windows or doors, adding platforms or changing the facade also needs the authority’s approval.
What is the penalty for renovating without a permit in Johor?
MBJB charges a penalty plan fee of 10 times the processing fee. MBIP has said late approval can cost up to 30% of the work’s value. Under the Act, fines reach RM50,000 plus RM1,000 a day, and the council can order demolition.
Can I buy a house with an unapproved extension?
You can, but you take on the risk of penalties, a demolition notice or a lower bank valuation. Ask for the approved plans before you offer, and have your lawyer agree in the SPA who pays to regularise or remove the works.
Buying or renovating a home in JB?
Before you buy a renovated or extended house, send me the address. I will ask for the approved plans, permits and CCC, compare them with what is on site and point out anything your lawyer and bank should know. You can also book an appointment for a viewing, or a Zoom consultation if you are abroad.
Sources: Street, Drainage and Building Act 1974, Part V, sections 70 and 72 (as published by the National House Buyers Association), checked November 2026; MBJB, Kerja-Kerja Kecil Rumah Kediaman (minor works guideline for houses), updated 2016, accessed November 2026; MBJB, checklist for minor renovation permit plans (MBJB/OSC/UT/P2_14), December 2022, accessed November 2026; MBJB, user manual for the online house awning permit, accessed November 2026; MBIP, awning permit application form (MBIP-JB-PS5-02-PIN.1), accessed November 2026; MPKu, Borang Ubah Tambah Rumah Kediaman (downloads page), accessed November 2026; The Star, “MBIP: Seek approval before carrying out renovations”, 21 October 2021; The Star, “Council to crack down on illegal home renovations”, 24 June 2022; The Star, “MBIP cracks down on illegal hostels”, 26 September 2026; The Star, “Illegal extensions plague Johor strata management”, 9 October 2025; Strata Management (Maintenance and Management) Regulations 2015, P.U. (A) 107/2015 (copy published by DBKL), checked November 2026; Strata Management (Maintenance and Management) Regulations 2015, Third Schedule, paragraphs 27 to 29 (online copy), checked November 2026; SAYS, what you can and cannot do when renovating your condo, 12 May 2026; CIDB, “Avoid high fines: contractors are reminded to register and renew”, 20 March 2024; CIDB, contractor search, accessed November 2026; KPKT, OSC 3.0 Plus manual (as published by MBJB), checked November 2026
Jason Lim, REN 84424, IQI Realty Sdn. Bhd. E (1) 1584/6. General information checked on 9 November 2026, not legal advice. Council fees, forms and by-laws change; confirm with your council (MBJB, MBIP, MBPG or MPKu), your building management and a lawyer before you build or buy.