Lowyat.NET: Latest topics in Property Q&A

Selling without Agent,

sleyer — Mon, 09 Mar 2026 20:31:47 +0800

hai guys,

im seller my house without agent,

buyer planning to use madani loan 100%

my question is,

If we sign the LOD/OTP, do I need to collect a 2–3% deposit? What if the buyer doesn’t have money and is only relying on the 100% Madani loan?
Can we proceed without collecting the deposit?

Selangor Property Ownership Transfer,

Christensen — Wed, 11 Feb 2026 21:33:38 +0800

Hi guys! Has anyone done Selangor Property Ownership Transfer without lawyer? Can share the full process whether which step can be done online or walk in? Thanks in advance!

My property condition: No loan, leasehold, grant is with me.
Objective: transfer to parent.

GPT says:
1. Ensure no outstanding assessment fee & quit rent (Photocopy of both)

2. Perform title search (Update: Latest Carian Rasmi is required)

3. Get state consent (Update: required if leasehold. Can skip if the grant > Sekatan: Tiada)

4. Make online appointment via e-Tanah Selangor (Update: found it, only can make online appointment a week before. Note: Only Mon-Thu, morning session.) Sepang land office closes at 3.30pm.

5. Bring parent to sign 14a Form before Land Office Admin as witness. (Update: Both IC & photocopy, original grant, land search, state consent, 14a Form, my birth cert, photocopy of latest quit rent (cukai tanah) & assessment fee (cukai pintu))

6. Submit Stamp Duty online at https://stamps.hasil.gov.my/. It will be fully exempted. (only can do it after step #5.)

7. RPGT Filing - Log into MyTax (mytax.hasil.gov.my). File Form CKHT 1A (myself) and CKHT 2A (parent). This is a 2026 requirement for all property disposals.

8. Wait for few weeks, download the digital cert from step #6.

9. Submit grant, 14a Form & digital cert to land office. (Update: self submission)

10. Wait for few months, collect the new grant. (must be parent to collect or anyone?)

Hope to get more insights here to avoid multiple visits, thanks!

Unit with best view for the same type, But faces 2 doors refuse chamber

bryan_x00 — Sat, 17 Jan 2026 10:00:17 +0800

I am considering this unit 06, is this unit ok? Or sacrifice the view and pick other unit further from the refuse chamber?

Thanks.

Buying house, Combine/close existing loan

ahchat — Fri, 02 Jan 2026 15:28:20 +0800

Hello there, need some clarification here, since im not sure it is correct place to ask or not..

im planning to buy my 1st house end of 2026, price of house around 350k....

but the thing is, i have a personal loan now....is it possible to get a housing loan, combining it with existing personal loan?

lets say, balance of loan is around 50k to pay, i apply for 400k loan, pay off my personal loan as well...

possible?

How to find the 'correct' agent for subsale prop?, Instead of all the ...

LostAndFound — Wed, 24 Dec 2025 23:08:57 +0800

As title says. Looking in a specific taman for property, and the propertyguru listing has contact details - so far its never been the 'actual' agent, but someone who got the listing from somewhere else and just posted it up. Makes things slower. Some properties even already sold but the propertyguru listing stays up as 'advert' for agent.

I've also tried visiting the area and taking note of advert signs, those have a bit higher success rate but some also not updated and say "oh must check" and then take a long time.

WTA, First House Buyer

muzhafarazhar — Tue, 02 Dec 2025 00:43:25 +0800

I plan to buy a house, next year I will be 36 years old. All the time, I renting from one area to another (because of my nature of work in construction, so when there is new area, need to move out). Recently I discussed with my parents regarding this matter (consider I already had family, 2 kids). He said that its time for us to look for the house. Without experience, without any relative that buying a house (Im the oldest son), so I dont know where to start and how to saving for house. I did survey a few option, and I discuss with my wife. she wanted landed house. Tbh for landed house below 500k is very rare nowdays especially in Klang Valley area. I even consider for Rumah Selangorku. But I never submit anything or inquiry to them directly. I just dont know where to start, and how the whole process going through and what will happend after I decided to settle down in one area only. Maybe its good for my kids, and matured township so they have everything, from school, mosque, hall, recreation park, shoplot. tbf its worth it la.

Strata Tribunal Experience?,

noobieneub — Tue, 25 Nov 2025 11:29:46 +0800

Hi guys, just filed my first Strata Tribunal case. First time. Just wondering if anybody can share their experiences? Especially if it’s zone KL in Putrajaya. Is it an open court? Or private rooms? Can you present new evidence during hearing? Can public enter the courtroom to observe? Just want to mentally prepare myself. TIA!

Phase 3 Electric Rough Cost for Shop?,

Iroquois Plissken — Sat, 08 Nov 2025 18:52:04 +0800

Hi guys, I was wondering what kind of rough cost it will be to upgrade from Phase 1 TNB to Phase 3 for a commercial property? It's a shoplot and my tenant request to upgrade the electric. What kind of cost can I expect? Thanks!

Just to check where I can report illegal plumber?,

yungkit14 — Fri, 07 Nov 2025 14:44:14 +0800

question above.
We engage this plumber since Feb for pipe leakege. after evaluating there and so we agreed let him fix pipe leakage
from. pipe leakage. suddenly he wants 7us to fix the door etc
now this year comes changing the toilet bowl which is absurb but no choice have to pay the full amount by saturday

affer the result came.. we realise.. it is a poor workmanship. Since we do not have any other people to give their support ended up now the pipe are just so so

Apartment Water Tank, Fee bear by management or owner

wacko_joy — Wed, 24 Sep 2025 14:42:48 +0800

I stay at a low cost apartment. No lift.
Recently management send me a billing. Asking to pay RM402 to replace damaged water tank stand.
When i googled, the AI say supposed to be bear by Management. Is it true?

Cuz somehow during AGM, the chairman actually agree it supposed to be borne by owner instead.
I din attend the AGM cuz i missed out the notice.

Anyone can clarify? Thanks.

Rental booking fee, Rental booking fee

hibiki98 — Mon, 08 Sep 2025 18:33:43 +0800

This is regarding the booking fee rental
I had put down booking fee for a unit but during handover discover several defect in the unit and found out that the owner was a convict or criminal so i back down from the deal causing my booking fee to be forfeited. This decision was make due to worry of safety issue and fail of hand over. I would like to ask is it legal or can go to court for this

Pls advise

Tenant facing noise from upstairs,

ccschua — Tue, 19 Aug 2025 10:55:10 +0800

i rented the upmarket aprtment to tenant. over the year in 2024 and 2025, the occupant upstairs has children that run around and stomping affected my tenant. if I were the tenant, I will also want to shift out. so we engage the management office (issue warning letter), security guard and even make police report. the building rules has a regulation no excessive noise after 10pm. but each time the owner upstair will just repeat the same problem.

can I know what else should I do as a owner.

below is the chronology of event

Date Time Complaint Details Management Action Outcome
22-Mar-24 Until midnight Children running/shouting nightly Verbal warning + official email Temporary compliance
31-Mar-24 11:45 PM Kids running after prior warnings Security visited; no penalty (no video) Complaint recurrence
4-May-24 1:08 AM Children chasing/shouting; guard refused intervention Warning letter Resident frustration escalated
11-Jul-24 11:55 PM 3 security calls needed; jumping/running 3rd penalty issued No behavioral change
31-Jul-24 12:48 AM Police called after multiple incidents 4th penalty + police warning Tenant identity confusion
13-Aug-24 8:30 PM+ 3 security calls + police threat required Cited "building structure limitations" Resident threatened police action
25-Sep-24 12:30 AM Awakened by noise; 2 guard calls Warning letter to owner Meeting requested
19-Oct-24 Until 4 AM Weekend disturbance until early morning Meeting proposed No meeting scheduled
29-Apr-25 5:30 PM+ Daily disturbances; 2-year history Owner contact (Ms. Goay) finally shared Propose meeting on 18 Aug

Question about lelong/auction property, Are they all legit?

Patent — Thu, 24 Jul 2025 18:13:22 +0800

Hi,

I've stumbled upon into a website that are listing properties that are up for auction.
It seems to be all online with you appoint their agent to do the bidding with no fee.

How do I know if this thing is legit or not?

Kindly advise, thanks.

Help convert JB residential to commercial for fnb,

imtrobin — Sun, 06 Jul 2025 19:02:30 +0800

Hi, I have a residential property (nearly fully paid) in JohorBahru that I like to convert to do fnb. I don't have any immediate neighbours cos their houses all abandoned for many years.

I have asked (mostly property agents), they told me it's not commercial zoned but there are various bungalows nearby in next streets doing fnb for many years.

I also heard there is temporarily license that can renewed yearly? Anyone or runner can help with this?

VP, How long to VP?

chongtiensum — Thu, 26 Jun 2025 21:28:51 +0800

Hi guys ,

would like to know how long condo might be VP?
recently developer asked us to pay for the tnb registration deposits .

roughly how long from the tnb registration , estimate to vp?

also in KL address , water supply should be syabas or air selangor? and when would need to register this?
developer will handle this?

MACC's Anti-Bribery Pledge for MC members, Enforceable ? Penalties ?

Nikwan — Sun, 15 Jun 2025 00:52:34 +0800

I was in the MC of a Strata-Property.

all MC members were asked to sign the a/m.

But during the Tendering process, the Chairman tried to solicit support for his "Good Friend' to win the tender.

Committee member highlighted this to the MC and the Developer

Chairman then hires Lawyer to be in the MC and uses the same Lawyer to sue fellow committee member personally, alleging Libel Defamation

How ?

Developer cover legal fees related to loan and SPA, Okay to use their lawyers?

Mixxomon — Thu, 12 Jun 2025 12:18:54 +0800

Anyone experienced any difficulties or tricks when developer provide the lawyers for your SPA and Loan Agreement signing?
I'm talking about reputable developers like Sunway, SP Setia, Sime Darby etc.

Online wisdom say better get own lawyer to review, but cost quite expensive. And I think long time developer wont' dare to pull this type of tricks or else name already smelly in the industry.
Should I proceed and just rely on their lawyers for pre launch projects?

Foreign tenant just left the country, without paying rent & utilities

subaiku — Sun, 08 Jun 2025 21:20:49 +0800

So tenant just sent me message via whatsapp that she had just left the country. Gave some lame excuse about visa problems. Owes 2 months rent, and utilities over RM1500. Canadian Indian. Medical student who was doing some internship in Sungai Buloh Hospital. Am thinking of making a police report and forwarding to the Canadian embassy and the hospital. Any advice on what else can be done?

JMB Failed in submitting 2023 Audited Report, How is this legal?

Chris_Inch — Fri, 30 May 2025 14:06:43 +0800

Hi Taikos,

Would like to know.

My 2 year-old JMB had been holding on to the audited report of 2023 despite numerous attempts since middle of last year. The reason given was the report wasn't ready.

They have since released the 2023 report 2 weeks ago, only because that the first AGM will commence in middle of June. They have claimed that the strata perfection has not reached 25% until we hard pressed for proof of who has not done the perfection.

So the question is, how is it even possible to have the mandatory submission of audited financial report done almost 1.5 years passed the submission date?

Who is going to bear the penalty? The JMB with the resident's fund, the developer or proxy management company?

Question about EPF 2 account withdrawal, for house loan

whatizlife — Sun, 27 Apr 2025 20:32:44 +0800

Hi purchased my property and withdrew using "buy/build house" option 2 years ago

now i want to withdraw to my personal saving acc. which 1 should i choose?