Strata Management Tribunal in Johor (2026): how condo owners file a claim

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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 Johor, including buyers from Singapore, Indonesia, India, China and MM2H. The short answer: the Strata Management Tribunal (Tribunal Pengurusan Strata, TPS) is a low-cost forum under the housing ministry (KPKT) that hears strata disputes worth up to RM250,000, such as unpaid maintenance charges, unrepaired common property, leaks and disputed AGM resolutions. A residential claim costs RM100 to file, can be filed online, and lawyers are generally not allowed at the hearing.

What the Strata Management Tribunal is

The tribunal was set up under Part IX of the Strata Management Act 2013 (Akta Pengurusan Strata 2013, Act 757) and started hearing claims on 1 July 2015. It sits inside KPKT’s Housing and Strata Management Tribunal office (Tribunal Perumahan dan Pengurusan Strata, TPPS), together with the Tribunal for Homebuyer Claims.

• Where it sits: headquarters in Putrajaya, plus zone offices in the north, east and south. The Southern Zone office is in Johor Bahru, and KPKT lists Muar among the locations of its additional tribunal courts (KPKT, page updated August 2025).
• How busy it is: KPKT said the strata tribunal resolved 42,152 cases from 2018 to 2023 (Bernama via The Sun, June 2024).
• Service target: KPKT’s client charter aims to settle a strata claim within 140 working days of filing and to deliver awards within 10 working days of the award date.
• Open to the public: hearings are public (section 111), and the tribunal can decide some claims on documents alone (section 115).

Locally, the Act is run by the Commissioner of Buildings (Pesuruhjaya Bangunan, COB) at each council. MBJB, for example, has a COB division that certifies joint management bodies, handles disputes between owners, developers and management, and enforces Act 757.

What disputes it hears, and what it does not

Section 105 lets the tribunal hear the claims listed in Part 1 of the Act’s Fourth Schedule, up to RM250,000. KPKT’s FAQ summarises them like this:

Usually heard by the tribunal	Usually not for the tribunal
Recovering unpaid maintenance charges and sinking fund contributions	Claims above RM250,000
A developer, JMB or MC failing a duty under the Act, such as repairing defects in common property	Disputes over title to land or an interest in land (section 105(3))
Orders to call a general meeting, or to set aside or confirm a resolution	Rent, deposits and other landlord–tenant disputes (these go to the civil courts)
Enforcing by-laws, stopping a breach, or damages for a breach	Late delivery and LAD claims against a developer under the SPA (the Tribunal for Homebuyer Claims)
Interior (inter-floor) leaks, after the inspection steps described below	Punishing someone for ignoring an award (the COB investigates and only a criminal court can convict)

Two more rules matter. The Limitation Act 1953 does not apply to tribunal claims (section 105(2)), so old arrears can still be claimed. And under section 106, once a claim is filed with the tribunal, the same issue between the same parties cannot also be taken to court unless the tribunal claim is withdrawn, abandoned or struck out.

If you rent out your unit and the tenant stops paying, see my guide on what to do when a tenant does not pay rent. For late completion claims against a developer, see late vacant possession and LAD claims.

Try these steps first: management, the COB and a written record

A claim works best when you can show you raised the problem properly first:

1. Write to the management body. The developer at first, then the joint management body (JMB), then the management corporation (MC) once strata titles are issued (see my strata title guide). Keep copies, photos and dates.
2. Ask for the paperwork and raise it at the AGM. Get the statement of account, minutes or repair report behind the decision you dispute.
3. Go to the COB. The Commissioner of Buildings at your council (such as MBJB or MBIP) supervises management bodies, can order an audit of accounts and decides leak disputes.
4. File with the tribunal if the issue is still unresolved and falls within its list of claims. Even then, the tribunal must first consider helping both sides reach a settlement (section 112).

Leaks from the unit above: the official timeline

Ceiling leaks are among the most common condo disputes. Part XV of the Strata Management (Maintenance and Management) Regulations 2015 sets out the steps:

Step	Who acts	Time limit
Owner reports the leak in writing	Affected owner, to the developer, JMB or MC	As soon as you notice it
Inspection of your unit, the unit above and common property	Developer, JMB or MC	Within 7 days of the notice (reg. 57)
Certificate stating the cause and who must repair (Form 28)	Developer, JMB or MC	Within 5 days after the inspection (reg. 59)
Repair of a leak from a parcel	Owner of that parcel; if not done, the management body repairs and recovers the cost	Within 7 days of Form 28 (reg. 61)
Repair of a leak from common property	Developer, JMB or MC	Within 7 days of Form 28 (reg. 62)
Disagree with the finding	Refer to the COB, who decides	Reg. 64

The regulations presume the defect lies in the unit above, and poor workmanship within the defect liability period is the developer’s responsibility. For defects that appear later, see my guide on latent defects after the defect liability period.

Owners have duties too: charges, by-laws and access

Many tribunal claims are about unpaid charges. The rules:

• Pay within 14 days of the notice. Under a JMB, late charges carry interest at a rate the AGM sets, capped at 10% a year (section 25).
• Notice of demand. The management body can serve a written demand giving at least 14 days to pay, then claim in court or at the tribunal, or apply to the COB to attach the owner’s movable property (sections 34 and 35). Ignoring the notice without reasonable excuse is an offence: a fine up to RM5,000, up to three years in prison, or both.
• By-laws bind tenants as well. Additional by-laws can impose a fine of up to RM200 for a breach (section 32(3)), and they bind owners, tenants and occupiers.
• Limits on penalising defaulters. In October 2026 the housing minister told Parliament that management bodies may deactivate access cards and suspend facilities, but must not completely stop owners reaching their own homes; a basic lift or the stairs must remain available. He cited a Court of Appeal ruling of 26 October 2026 and said the ministry is reviewing the Act.
• Charges must follow share units. In September 2026 the Federal Court refused leave to appeal in a Melaka mall case, leaving in place the tribunal’s finding that different charge rates set at a JMB’s first AGM were void (The Star, 28 September 2026).

For how charges and the sinking fund are worked out, see my maintenance fee and sinking fund guide.

How to file a claim, step by step

Section 107 lets developers, purchasers, owners (including original owners), JMBs, MCs, subsidiary MCs and managing agents file. Anyone else, such as a tenant, needs the tribunal’s leave first; KPKT’s FAQ says to request it by email before filing.

1. Register on e-TPS. KPKT’s online tribunal system has individual accounts for citizens and non-citizens, and accounts for companies and bodies such as a JMB or MC.
2. Fill in Form 1 (statement of claim). Choose the district and local council, add every respondent and describe the claim in the form itself, not only in attachments.
3. Upload documents. One PDF, no larger than 5MB, under the July 2025 user manual. For leaks: Form 28 and colour photos. For charges: the statement of account and proof the notice was served.
4. Pay online. e-TPS takes FPX payment. At a counter, KPKT accepts cash, bank draft or money order, but not personal cheques.
5. Get the notice of hearing. Form 4, with the date, time and place, is issued about 3 to 5 working days after filing, according to the manual.
6. Serve the claim within 14 days. By hand, registered post or by fixing it at the respondent’s last known address, and keep proof. A sealed Form 1 is valid for 30 days.
7. Defence and counterclaim. The respondent has 14 days from receiving Form 1 to file a defence (Form 2); the claimant has 14 days to answer any counterclaim (Form 3).

Form	Residential	Commercial or industrial
Form 1: claim	RM100	RM200
Form 2: defence and counterclaim	RM100	RM200
Form 3: defence to counterclaim	RM50	RM100
Application to set aside an award	RM50	RM100

The hearing: what to expect

• Attend in person. Every party may attend and be heard (section 110). Bring your identity card, or your passport if you are a foreigner, for every hearing.
• No lawyer, as a rule. A lawyer is allowed only if the tribunal finds complex legal issues and that a party would suffer severe financial hardship without one; the other side may then also have one. A company may send a full-time employee, and a JMB or MC may authorise a person to appear, with a signed authorisation letter.
• Language and conduct. Malay or English. Copy every document you show the president to the other party. No photos or recording.
• If you miss it. A claim can be dismissed if the claimant is absent, and an award can be made against an absent respondent. For an emergency, ask for an adjournment on the hearing date, through a representative if needed, with proof such as a medical certificate or flight ticket.

Awards, enforcement and challenges

Point	Rule	Where it comes from
Timing	Without delay and, where practicable, within 60 days of the first hearing day, with reasons	Section 117
Status	Final and binding, and treated as a court order	Section 120
If it is ignored	The tribunal sends the award to the Magistrates’ or Sessions Court to be recorded; the winning party can then enforce it through the civil courts or report non-compliance to the COB	Section 120; KPKT FAQ
Penalty for non-compliance	Fine up to RM250,000, prison up to three years, or both, plus up to RM5,000 a day for a continuing offence	Section 123
Award made in your absence	Apply to set it aside with Form 16 within 30 days of the award being served	KPKT FAQ
Disagree with the award	Judicial review in the High Court, or a High Court challenge for serious irregularity	Section 121; KPKT FAQ

If you own a Johor condo from overseas

Foreign owners have the same rights and duties as Malaysian owners. Practical points:

• Keep your address current. Claims can be served at your last known address, which may be the unit itself. Give management an overseas address and email, and pay charges on time.
• Plan to travel for a hearing. Individuals are expected to attend in person. KPKT’s FAQ lists representatives only for companies, JMBs and MCs, minors and people under a disability, and a helper for someone with communication difficulties. It does not mention a power of attorney holder, so ask the tribunal before relying on one (see my power of attorney guide).
• Use a local contact to check leaks and collect notices (see managing a JB property from overseas).
• Buying rules. Foreigners can generally buy Johor homes only from RM1 million, with some exceptions (New Straits Times, April 2026). See my page on Johor’s foreigner minimum price.

For MM2H participants, I coordinate with a MOTAC-licensed MM2H agent and handle the property side; approval is decided by the authorities.

Before you buy: avoid inheriting a dispute

Before you book a subsale unit, ask for:

• A recent statement from the management office showing the unit’s charges and sinking fund are paid up.
• The latest audited accounts, AGM minutes and by-laws, including any rules on renovation, pets and short stays.
• Whether there are open leak reports (Form 28) for the unit or the one above, and any pending tribunal claims involving the management body.
• Who manages the building today (developer, JMB or MC).

My checklist on how to check condo management before buying goes through each item, and the subsale inspection guide covers the unit itself. If you are deciding between building types, see condo vs landed vs SOHO in Johor Bahru.

Where to buy if this matters to you

Established condos have AGM records and accounts you can check before buying. These area guides cover the main strata markets:

• Mount Austin: mid-range condos and serviced residences.
• Tebrau, Setia Indah and Molek: established areas with condos and landed homes.
• JB Sentral and Bukit Chagar: high-rises near the CIQ and RTS Link station.
• Danga Bay: waterfront condos close to the city centre.
• Iskandar Puteri: newer developments around Medini and the Second Link.
• Permas Jaya and Senibong: east-side condos with sea views.
• Gated and guarded homes: strata landed estates also have management bodies and charges.

Compare them on my JB property map.

More Johor living guides: Water leaking from the unit above · Condo AGMs and voting · Home insurance in JB · Landlord tenancy agreements in JB · Renovation and furnishing costs in JB · Vacant possession defect checklist

Frequently asked questions

What is the Strata Management Tribunal in Malaysia?

A KPKT tribunal set up under the Strata Management Act 2013 that hears strata disputes such as unpaid charges, common property repairs, leaks, general meetings and by-law breaches. It has a Southern Zone office in Johor Bahru.

How much can I claim at the Strata Management Tribunal?

Up to RM250,000 under section 105 of the Strata Management Act 2013. Claims involving title to land or an interest in land are excluded, and the Limitation Act 1953 does not apply to tribunal proceedings.

How much does it cost to file a strata tribunal claim?

RM100 for Form 1 on a residential property and RM200 for commercial or industrial property, under the Strata Management (Strata Management Tribunal) Regulations 2015.

Can I bring a lawyer to the Strata Management Tribunal?

Generally no. Section 110 allows a lawyer only if the tribunal finds the case involves complex legal issues and a party would suffer severe financial hardship without one. If one side is allowed a lawyer, the other side may have one too.

Can a tenant file a claim at the Strata Management Tribunal?

Only with the tribunal’s leave, under section 107. Rent and deposit disputes between landlord and tenant go to the civil courts, not the tribunal.

What happens if the other side ignores the tribunal’s award?

The award is final, binding and treated as a court order. It can be recorded in the Magistrates’ or Sessions Court and enforced, and failing to comply is an offence under section 123, with a fine up to RM250,000, prison up to three years, or both.

Buying a condo in Johor and want to avoid management problems?

Tell me the projects you are considering and your budget. I will help you gather the seller’s statements, AGM minutes and by-laws before you commit. You can also book an appointment for viewings, or a Zoom consultation if you are abroad.

Sources: Strata Management Act 2013 (Act 757), section 105, Laws of Malaysia text, checked November 2026; Act 757, section 106, checked November 2026; Act 757, section 107, checked November 2026; Act 757, section 110, checked November 2026; Act 757, section 112, checked November 2026; Act 757, section 117, checked November 2026; Act 757, section 120, checked November 2026; Act 757, section 121, checked November 2026; Act 757, section 123, checked November 2026; Act 757, section 32, checked November 2026; Act 757, section 34, checked November 2026; Strata Management Act 2013 (Act 757), sections 25 and 26 (copy published by DBKL), checked November 2026; KPKT, Strata Management (Strata Management Tribunal) Regulations 2015, P.U.(A) 103, 1 June 2015; Strata Management (Maintenance and Management) Regulations 2015, P.U.(A) 107, Part XV (copy published by DBKL), 1 June 2015; KPKT, Soalan Lazim Tribunal Pengurusan Strata (questions 1 to 17), updated 9 July 2025; KPKT, Soalan Lazim Tribunal Pengurusan Strata (questions 18 to 37), updated 8 May 2024; KPKT, Mengenai Tribunal Perumahan dan Pengurusan Strata, updated 13 August 2025; KPKT, Manual Pengguna Sistem e-TPS, 8 July 2025; KPKT, e-TPS portal, checked November 2026; Berita RTM, on the e-TPS system for digital tribunal filing, 23 October 2025; The Sun (Bernama), tribunals settled 51,233 cases from 2018 to 2023, 28 June 2024; MBJB, Info MBJB (Bahagian Pesuruhjaya Bangunan), June 2018; The Star, “Strata management must provide alternative access to maintenance fee defaulters, says Nga”, 29 October 2026; The Star, “Landmark ruling bans unequal fees”, 28 September 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. Fees, forms and procedures change; confirm with the Strata Management Tribunal (KPKT), the Commissioner of Buildings at your council, or a lawyer before you act.