Hi,

Anyone did reno recently without the approval from MPSJ and visited by the MPSJ ppl?
What is the conclusion? Just compound or demolish?

Just Kopi O will do

Depend how big is the reno, the bigger it is, the more coffee power you need to pay, and is not only one time. Can come 3x a week.

If your neighbor complain, you need to pay coffee power, and also demolish. Worse, your house will get stop order, and rebuild back to the original state.

---

Added on April 4, 2012, 6:38 pmSometime coffee powder won't solve, depend how major the reno, and got any complain surrounding.

This post has been edited by weikee: Apr 4 2012, 06:38 PM

You encounter before?

Nope, i do the right way. My contractor encounter before.

Even my friend brother stay in USJ 5, semi-D do a bit out of original submit drawing. Back neighbor complain and got to demolish one section and redo. That one cost him some money.

They don't come one time. They come many times per weeks. For people without permit want to do major reno, be prepare to pay lots of coffee, and may risk of getting demolish too.

It depends on what are the renovation that you intend to carry out.
For replacement of finishes and those works inside the house without any change to the front, back or side (if applicable) then no need to get MPSJ's approval.
If the work involves the extension of either the front or back, then will have to get approval.
It is much cheaper to get the approval than taking the risk with all the kopi money. Not worth the hassle and risk.

This post has been edited by kelvyn: Apr 5 2012, 09:09 PM

No permit dude for a major reno is just asking for major headache. Seriously not worth the headache and pocket pain you will feel.
Not all bandaraya fellas accept Kopi 'O' anymore and in the worst case scenario, besides a stop work order, the council can also get issued a case against you if the renovation is extensive.

Lets put it this way... If you're willing to fork out 5 figures in the event that you're caught, the go ahead.
The amount to spend is for submission of plans, architect fees and of course a nice hefty compound summons. My friend had the unfortunate experience where he had to fork out almost RM20k to get all necessary approvals and to settle a reno that was never approved.

If renovation all inside, home owner will have good chance to do without permit. Outside, is just asking for trouble. Unless is done in very very remote area.

how much to apply permit? say extend kitchen 5'x22' ?

If my memory serves me right, it should cost you less than 2k, including all the MPSJ & Alam Flora fees

---

Added on April 6, 2012, 10:10 amFrom what I was informed by MPSJ guys, if only the inside of the property, no need for renovation permit. May have to apply for the tong for your rubbish.

This post has been edited by kelvyn: Apr 6 2012, 10:10 AM

How he settle the reno that was never approved after paying 20k?
Can you elaborate in details?

I think it will be coffee powder, fine, than apply permit.

Depend on timing too, if close to Raya time, they may need more coffee powder. My runner told me if apply permit near festival time, they need more "fees".

---

Added on April 6, 2012, 3:43 pmActually, what is the purpose of you posting the earlier question? Did you faced any issue?

This post has been edited by weikee: Apr 6 2012, 03:43 PM

ok, basically what i plan to do with the reno is definitely not approved by the local council.
like for example, 1st floor rear end have to have at least 5feet, cannot extend till the end.
Mine is consider major reno and the contractor i engaged did quite a number of reno in USJ but didnt encounter any MPSJ guys.

This post has been edited by chong82: Apr 6 2012, 03:49 PM

I extend my house rear ground and first floor. Ground floor all the way to the end, and first floor with 5ft space. This all approved.

What i know, most people will apply for what can get approve by MPSJ, then proceed with the original plan. But this you have to ensure you did not damage or cause your neighbors problem (like leak, crack on their wall..etc). If they complain, you will have endless issue even get sue.

If your contractor so confident, can you ask him to give written contract if any issue with MPSJ, he bare all the cost? Bet he won't do that.

Yes, you're right, he wont do it.
The same row of houses, alot of them extend the 1st floor till the end.
But anyway, the construction already started, going to bring down 60% of the walls, all the tiles, piping and etc and rebuild.

So only the rear does not comply with MPSJ regulations.
Front of the house brick fence and etc all still comply.

This post has been edited by chong82: Apr 6 2012, 04:02 PM

You already have permit, than not much an issue. Only if you get neighbor complain.

Ok, great! *Finger crossed*

No need to finger crossed. They dont come to inspect one la. They even told me the things I want to do cannot pass and advise me to change the drawing and he said after it is approved go ahead and do what you wish. And best of all he dont even want to accept gift. Itu rumah you, you suka la tapi saya kena ikut peraturan yang boleh diluluskan. What he was saying is no harm done to anybody and no danger

what about building another story that doesn't extend beyond the house line. do i need permit for that?

You need. And you need to demolished the ground floor as well if not the whole house. The house foundation is meant for one storey or double storey. adding another storey the original foundation and footing cannot take the added weight. One day when you think it is an earthquake it is your house foundation sinking!!! be very careful. No developer/contractor will build more than what is required by a lot more but 20% more only for safety reason.

hmm... but i see a lot of house actually build another full story above their existing story. Anyhoos~ thanks for answering my question

You are welcome.

You can safely build another storey usually but be very careful. For example if you build a wall sitting on top of the middle of the floor of the 1st floor (or the middle of the ground floor ceiling), the floor/ceiling might not take the added weight that it is not meant to be. Not only due to the weight of the new wall but also anything you put on top the new wall (that include the new floor/the attic and roof that built on top of this new wall). Meaning the middle of the floor/ceiling mentioned has to take half, if not almost the entire new floor weight stress. You dont simply go and get any reno contractor to do this.

This, in some area you can do it. MPSJ, i highly doubt. If you raised from 2 to 3 in mpsj, be ready to get stop order.

Usually takes a year + at the fastest to get this sort of approval. The plans submitted will have to be from an engineer and must be complete with new pillars to bear additional load, ground footings, ground & ceiling beams, etc... The whole process would easily set you back RM15k just for the approvals.

Saw one house in TTDI, approval only received 2 years after initial submission.

unless you bought a single storey house, dont ever waste time and money for double storey. Just extend front and back.

If single storey submit a totally new double house by tearing the old shuld get you the approval faster. And this apply to standalone house. Semi D may take longer time and if linked house, susah la.

This post has been edited by stevie8: Apr 8 2012, 03:09 AM

Hi.
I would like to ask. Currently my house is doing kitchen extension renovation. I bought the standard floor plan from MBPJ. according to the floor plan the max wet kitchen I can extent is 10 feet. Currently my contractor extended it to the edge of the land so is about 10feet 4 inches. By right is only 10 feet according the Plan and I see all my neighbors extent to exactly 10 feet.

So will I get in trouble with MBPJ?
Thank you.

No you won't. Don't worry.

As long didn't have any issues after build that you are safe, as they will indicated your didn't follow the plan and in trouble...

if illegal extension and people complains, your extension will be torn off

thanks for the replies...
just checked today is 10 1/2 feet.
extra 1/2 feet...

really hope that i wont get into trouble. if to redo again. its going to cost allot of money and i;m already out of budget.

as long as no people complain its fine lar

Why you contract make it different then other? will this be more risky???

it was a mistake by the contractor. he didnt read the plan and he has been renovating kitchen extension for many houses and didnt encounter about this problem. basically, he didnt realise this rule exits.

Good Excuse...but when he do the task he sure noticed the house is not same level at other, rights?
ANywhere, guess two word to you "Good Luck", as you cant do much now...

I see other roll houses. Some of them did extend to the edge like mine and some not. So I guess is not a big issues. I hope.

This post has been edited by alxdc: May 25 2012, 06:01 PM

It is an issue but not a big issue like they want you to tear down the extension. They just ask you to pay fine. Paying fine you will be fine. Keep the receipt in case they come again after some years. Cheers

IC thanks. Er... Anyone experience this before? How much is the fine?

As far as I know no one has been fine for this little extra extension. My neighbor was fine RM1000 for reno without permit but he paid RM1500 to the runner. RM500 goes to the runner.

This is no a crime, dont worry. It is just like a traffic offence like parking fine from the local government. They wont fine you for paying a parking ticket and your car is park a little outside the box for example. So when you have permit/approval you need not worry. Just go and sleep. They dont come to your house to check one. they go after those who reno with no submission of plan.

Unless someone go to your back lane doing some service and your house that little extension get in the way to thier work so badly that the extension go beyong the drain or that littel backlane road that they cannot move things in and they go and complain (giving excuses) to local government when they did not do a good job or finished their job in time. You have neighbor with similar extension so my guess is there is nothing to worry. Worst just pay RM1k fine. If your backlane is directly to the drain do not cover the drain, you are inviting problem. Workers need to clean the drain from time to time. And not to get attention or attracting troble clear your backlane. Dont throw big unwanted items there.

i dont know about your extension. but where i stay in PJ the MBPJ guys are pretty strict with the rules. they came to double check on my extensions cause in my section (or generall not sure) the rule is i cannot built any fixed (non-removable) structure within 10ft of the boundaries. in my case they came for the back and actually measured that the distance was 10 ft (which it was). i was pretty surprised that they have been that thorough...

Thanks for all the replies. Looks like this is pure luck whether they come and check or not.
I'm building a 1 step down from the door. Definitely violated the rule of 10 feet boundary. But I see all my neighbors has the step down also.
Kinda dilemma here. Maybe I should just not build the step. At least it is not so obvious. ? But wit out the step. It is very high to come down. Around 2 feet.

Oh yeah by back there is no one stretch long drain. No drain. Just a big square drain manhole grill in the middles of the road.

---

Added on May 26, 2012, 1:59 pmOne more thing. Why MBPJ does not allowed extended kitchen with concrete ceiling? According to them, only use light stuff like wood and ceiling. The reason using concrete ceiling is because to avoid thief from coming in the house. I'm sure u all know there are many cases house got rob thief came in from wet kitchen roof tiles.

So building a concrete ceiling with roof tiles rather than wood plaster ceiling with roof tile. This is for safety reason. Anyone know why is disapproved?

This post has been edited by alxdc: May 26 2012, 11:16 PM

What do you mean by 10ft boundaries? From where to where?

I only know 10ft is side of corner house. For other like back extension first flour and above minimal 5ft

for my place (bungalow) we are not allowed to place any extension within 10ft of any of the borders. i.e. distance between my house wall and the fence must be 10ft or more. this applies to all four sides here.

I guess this is developer rule? Some rule is from local council and some from the developer.

What about those already built front extension RC car porch roof that is zero feet from the front gate.
If follow the law, can they just pay the fine/saman one time and keep the extension?????

I think is bomba rules. I did ask before.

My cousin experience is he want to modify and extend the top floor varendah side for his new semi banglo. The developer told him you can do. But prepare lawyer letter coming.

i think council or bomba rule. very strictly enforced in my place. one fellow in my road didnt follow placed the rc-roof and extended all the way to the side of his property. neighbours complained (maybe?) and MBPJ came place stop work order. now got order to tear down the structure. apparently cant weasel out - no work done for some time, all workers left but tear down not taken place (yet).