Why Some Malaysians Are Still Waiting 20 Years for Their Strata Titles

Marcus Liew
Jun 26
3 min read

Many strata property owners across Malaysia - especially in Selangor - are still waiting for their strata titles, even decades after buying their homes.

During the recent Strata Conference 2025: Towards First-Class Strata Management, Selangor Land and Mines Office (PTGS) officer Aziz Hairon revealed that some buildings still haven’t received their strata titles more than 20 years after completion.

Why Are Strata Titles Still Delayed?

According to Aziz, the delay often comes down to one or both of the following reasons:

Developers haven’t fully paid land premiums.
There are outstanding issues with the land office.

Even if homeowners have fully paid for their units, they may still not be able to obtain the official Memorandum of Transfer (MOT). Without this, their names can’t be listed on the strata title, leaving them without full legal ownership.

How This Affects Owners

This delay limits owners’ rights, especially in:

Voting during Annual General Meetings (AGMs)
Participating in Management Corporation (MC) elections

“Many owners don’t realise they are paying fees but still cannot vote because their names are not listed on the title,” Aziz explained.

Malaysia’s Push Toward a ‘First-Class Strata Industry’

The event, organised by the Kuala Selangor Municipal Council (MPKS) with support from EdgeProp Malaysia, aimed to raise awareness on strata management issues.

MPKS president Mohamad Hanafe Basri said the conference was designed to help stakeholders - including developers, MCs, and lawyers - stay informed and proactive.

This year’s event attracted 140 participants nationwide, highlighting the growing importance of good strata management in Malaysia’s property scene.

Selangor Allocates RM10 Million to Speed Up Title Transfers

To help resolve long-standing strata title delays, the Selangor state government has allocated RM10 million under the Selangor Strata Fund (DSS).

The initiative targets:

Strata schemes with unresolved title issues
Areas like Puncak Alam, where growth is rapid

In addition, the federal government’s Housing Maintenance Fund (TPPM) helps fund:

Repairs for low- and medium-cost strata homes
Projects like repainting and fencing upgrades

Despite the growth in strata developments, Kuala Selangor reported only two low-cost housing schemes without a JMB or MC, suggesting relatively low conflict levels in the district.

ESG in Strata: Still Early Days for Residential

Knight Frank Malaysia director Sr Nageswaran Muniandy believes Environmental, Social and Governance (ESG) principles will have a greater impact on commercial rather than residential properties—at least for now.

“There’s no law making ESG mandatory for homes, but it’s gaining traction in the business world,” he said.

Still, ESG upgrades for older buildings can be costly - 30% to 40% higher than newer builds - but offer long-term benefits, such as:

Lower energy bills
Higher rental rates
Attracting sustainability-focused tenants

Financial Planning Often Overlooked in Strata Schemes

Henry Butcher Malaysia (Mont Kiara) managing director Sr Low Hon Keong stressed that poor financial planning is one of the most overlooked problems in strata developments.

Top Issues:

JMBs and MCs underestimate monthly operating costs
Budgeting often misses long-term needs like security, utilities, and sinking funds

He added that strong community engagement is just as vital as finances:

“Strata living is about community living - managers should encourage updates, community events, and even town halls to maintain harmony.”

Final Thoughts

While Malaysia’s strata property sector continues to grow, challenges like delayed strata titles, poor financial planning, and lack of awareness about ESG and ownership rights still hinder progress.

But with government funding, better education, and stronger stakeholder collaboration, there’s hope for a first-class strata industry - one that protects the rights and investments of all homeowners.