Fair comments from the post above.

Regarding cutting utilities, I think it's effective but I am not 100% convinced that it shall be legal to do it for standard tenancy agreement. I think I shall include this clause, "the landlord reserves the right to cut the water and electricity supply to the premise if there is late payment of rental more than 1 month, and the costs to resume the utilities shall be bond by the tenant".

Is this possible and have you tried execute this clause before?

The reason I asked because the constitution and master law of the country disallowed this. In a property seminar I went, lawyers did explained that if the tenant brings this to court, the landlord is still chargeable because of the existing laws.

Secondly, the lawyer also mentioned a case - if walk in and if tenant said he has RM1million missing from the property then the landlord is considered burglar. Locking them also they can sue you because you deprieve them a place to stay (despite you having an agreement)... The current laws do not favour landlords very much. Worse so if your tenant actually KNOWS the laws.