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 House Renovation - Approval Plan, Local Authorities - DBKL/MBSA/MPSJ.. etc

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Phyarc
post Jul 27 2023, 08:44 AM

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QUOTE(GSCboy @ Jul 27 2023, 01:42 AM)
Are there any documents i need to bring ? Or i just go there and tell them which area will do ? Can I pay a runner to do it for me ?
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Refer to the attachment.
Radha not friendly type but will search. Whether same day or take days/weeks, it depends.
If not found, you can engage someone to do measured drawing.
Also can ask neighbours if they keep the same house plan.
If still want someone to help, just PM me.

This post has been edited by Phyarc: Jul 27 2023, 08:48 AM


Attached File(s)
Attached File  surat_memohon_salinan_pelan.pdf ( 161.85k ) Number of downloads: 57
Phyarc
post Jul 30 2023, 10:25 AM

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QUOTE(sojurn @ Jul 30 2023, 07:05 AM)
Hi all. Want to get advice on my renovation works. My house is a state title intermediate terrace.

Most of the renovation is nothing major except for one item, which is an extension of my bathroom.

The original is a space for walk in wardrobe next to the bathroom. The bathroom is being extended into the wall in wardrobe space to have a new shower area.

Sewerage systems unaffected but a new drain point will need to be created as well as rerouting the water piping in that bathroom.

Does this require DBKL permit?
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Yes, should be able to apply for Permit Kerja Kecil.
Owner can self apply/enquire at OSC counter (Menara DBKL 2).

Phyarc
post Jul 30 2023, 11:40 PM

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QUOTE(sojurn @ Jul 30 2023, 04:02 PM)
Thank you ArchId and Phyarc.

From the reading of the form; besides the property details and pics, it is mainly to see the commissioner of oaths and sign off. Is that right?
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Do consult DBKL directly on latest guideline, latest borang and whether it's usable for residential strata property.
The borang can be updated anytime.
In past guideline, this borang not usable for residential in strata scheme...
Phyarc
post Sep 10 2023, 01:32 AM

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QUOTE(jenova @ Sep 9 2023, 10:37 PM)
Many thanks for your help Sifu!!

Sad then... Still thinking to remove the front part of 1st level and make a high living room style.

If follow old structure (same ceiling height with neighbor), then this idea not doable T.T

Or have any solution to have this kind of design? Abit like a duplex or loft design
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I've done it for 1st floor front (higher than existing/neighbour) but never tried ground floor.
Ìf house at DBKL, >10 years, end lot and rebuilding front with extension, you should have a fair chance.
Duplex or loft is doable but you lose plenty of space unless you don't mind or your lot is big/long.
Phyarc
post Sep 12 2023, 09:32 PM

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QUOTE(jenova @ Sep 11 2023, 10:25 PM)
Noted. Thanks Sifu!!!

Sorry one more question...how about if hacking the floor? Because the house is built on a sloop, so inside the house, living room area and dining area is not flat, dinning area is on a higher level, about 5 staircases high (total i guess around 60cm+- high).  The neighbor's house is like this as well. 

So if i hack it to flat, is DBKL allows to do that? and any cons of doing that? Water leaking issue?

Thanks Sifu  nod.gif
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Subject to DBKL personnel. No, if they think too risky. Maybe yes, if submitted design/document satisfies them.
Without original foundation drawings, nobody knows what is below. Houses are not all built the same.
If you have intermediate ground beam (at middle of living room), then can you demolish that also?
Will the soil collapse during digging, rainy days or due to presence of running water etc.
Can the contractor's worker take care enough not to damage existing foundation while hacking.
Can you dig below existing structure, without destabilising.
Your adjoining neighbour worry also about your works.
All these are only something to think about.
You need to consult experienced engineer and/or contractor.
Phyarc
post Sep 13 2023, 02:41 PM

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QUOTE(jenova @ Sep 13 2023, 11:28 AM)
I see. So it means if want to hack the dining area to become the same level as the living room area also (make the floor the same level flat) also possible not doable.  sad news  cry.gif

The sample like this image:
https://img.iproperty.com.my/my-iproperty/p..._1920x1080.jpeg

thinking to make it flat, so safer for kids and elder.
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Unless someone can share precedent case, nobody can advise definite yes or no.
My opinion is, for your case to rebuilt living room with higher headroom is possible to get approval. Lowering existing ground slab to make same level throughout is also doable but need professional input due to complexity. Just highlighting the risks so you are prepared, not saying not doable.
If want to try, you can make the enquiry at DBKL or pay someone to submit application to know outcome.

Phyarc
post Sep 26 2023, 09:51 PM

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QUOTE(ahtom82 @ Sep 26 2023, 03:07 PM)
I see. What you mean is, any renovation works even just for false ceiling also need MBSA approval? Didn't know that.

So is it most condo owners go thru illegal way to do up their renovation? I ask around, hardly ever anyone actually go get approval from Bandaran.
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Ceiling works may not, but by right partition works within high rise residential requires local authority approval. See past post below.
https://forum.lowyat.net/index.php?showtopic=4762150&hl=
Since condo renovation is under the purview of JMB or MC and local authority doesn't enforce, parcel owner only apply to local authority if compelled by JMB/MC such as the case above.

Phyarc
post Sep 26 2023, 09:59 PM

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QUOTE(ahtom82 @ Sep 26 2023, 03:05 PM)
Condo house rules says no repartition to be a dormitory. No sublet.
So means even if I get approval from MBSA also cannot proceed is it?
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Not sure about MBSA, but latest DBKL COB forbids repartitioning.

user posted image

Phyarc
post Sep 29 2023, 08:15 PM

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QUOTE(langstrasse @ Sep 28 2023, 10:35 PM)
Hi guys any help on below items please:
1.Did you sign a contract for your renovation works? If yes how did you draft your contract?
Searching online I found this from CIDB website like a template:
https://www.cidbec.com.my/download/standard...small-projects/
2.Did you get your contract stamped ? If yes how is the stamp duty calculated?
3.What was your payment terms?

Would really appreciate advice on above please  notworthy.gif  notworthy.gif  notworthy.gif
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Unless for 'atas' client, most renovation works don't use standard contract as you need to pay contract administrator.
Instead, you can draft a bespoke letter of award (by picking, summarising and modifying important clauses from standard contract) or get someone to do for you.

Stamp duty 0.1% of contract sum. Stamp by LHDN, can be done online also.

Usually renovation contractors ask for 30% down payment. The rest by stages.
Phyarc
post Sep 29 2023, 08:15 PM

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QUOTE(langstrasse @ Sep 28 2023, 10:35 PM)
Hi guys any help on below items please:
1.Did you sign a contract for your renovation works? If yes how did you draft your contract?
Searching online I found this from CIDB website like a template:
https://www.cidbec.com.my/download/standard...small-projects/
2.Did you get your contract stamped ? If yes how is the stamp duty calculated?
3.What was your payment terms?

Would really appreciate advice on above please  notworthy.gif  notworthy.gif  notworthy.gif
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Unless for 'atas' client, most renovation works don't use standard contract as you need to pay contract administrator.
Instead, you can draft a bespoke letter of award (by picking, summarising and modifying important clauses from standard contract) or get someone to do for you.

Stamp duty 0.1% of contract sum. Stamp by LHDN, can be done online also.

Usually renovation contractors ask for 30% down payment. The rest by stages.
Phyarc
post Sep 30 2023, 09:23 AM

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QUOTE(LineBrown @ Sep 30 2023, 05:11 AM)
Hi Guys, I am seeking for advice due to recently I just received my first new home VP.

I am planning to extend my rear kitchen together with the rear rooms for upper floor and also front master room and bathroom.

so here's my question:-

1) Do I need to go for architect and civil engineering? or just architect will do?

2) Since I do consult with Contractor, he mentioned he provided services with obtaining approval with architectural drawing, structural drawing and CCC.

Should I go for this? Since it's my first home and I am totally out of idea. ><
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The renovation is required immediately for your needs before move in yes? For newly VP home from developer, it comes with Defects Liability Period. Just be aware that renovation during DLP will void that warranty. Developer won't entertain any more claims so perhaps you want to compile the defects visible now and get it fixed before your reno.

1) Definitely architect and structural engineer for your case.

2) Going through Design & Built Contractor is OK but they may not tell you or be able to tell you everything. You get a different service. Importantly each is properly registered with their board.
Phyarc
post Oct 14 2023, 01:53 AM

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QUOTE(The Motivator @ Oct 14 2023, 01:02 AM)
Dear sifus,

Anyone has a good experience in renovating house at putrajaya?

I want to add a small pet house structure (either metal or concrete) besides my house. Do u think its doable and passeable by perbadanan putrajaya? Because putrajaya a bit strict as i know. My house is semi-d btw.
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Their guideline says small pet house (stand alone structure) does not need their approval, but encouraged to show sketch for their comment. Eg. maybe require setback from fencing and roof material to match existing house roof if pet house is visible from the street.
Phyarc
post Jan 29 2024, 08:04 PM

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QUOTE(yippi @ Jan 29 2024, 06:11 PM)
Hi all,
My house back currently with about 2.5ft to 7 ft length to the 5 ft chain link fence. I want to install an ACP fully extend till the fence and also build 5 ft brick wall with fully cover grill (include door and windows) on top till the ACP roof.   Location at Puchong. Can I apply pelan setara with MBSJ? Only MBSJ at USJ can apply? Kindly advise, thanks.
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MBSJ doesn't have pelan setara for your case.
Whether can extend fully depends on type of house and back lane width.

This post has been edited by Phyarc: Jan 29 2024, 08:05 PM
Phyarc
post Jan 30 2024, 04:22 PM

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QUOTE(yippi @ Jan 30 2024, 07:54 AM)
The backlane between fence to fence to another house is 15ft. Is this ok?
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Terrace?
Yes, can build full then.
Phyarc
post Feb 1 2024, 07:51 AM

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QUOTE(kumahachi @ Jan 31 2024, 10:13 PM)
Hi guys, I'm planning to redo my porch by moving the column all the way to the end so I can park 2 cars side by side. Upstairs will also be extended, so the porch design would be totally changed. My property is under MBPJ. Since it's a shared porch design with my neighbour, is it allowed?

user posted image
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Subjective from officer to officer.
Conservative officer don't allow shared porch modification. In which case you can do awning for 2nd car park.
You may be able to modify the roof, if can convince them your design solution does not affect harmony of shared structure and not cause neighbour complaint (water leak/unsightly etc...). Gable roof definitely cannot, but hip roof have chance.

This post has been edited by Phyarc: Feb 1 2024, 10:42 AM
Phyarc
post Feb 2 2024, 11:46 PM

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QUOTE(yippi @ Feb 2 2024, 08:48 PM)
ok thanks. By the way, do i need to get permit actually or can proceed for extension straight?
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Need permit before work start.
Phyarc
post Mar 10 2024, 09:00 PM

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QUOTE(jason1986 @ Mar 10 2024, 04:53 PM)
Hi guys, any architech or draughtsman who is familiar with dealing with mpkj?

Just bought a corner lot terrace. Previous owner did submission for renovations (rear extension) but did not apply for CCC. Probably not built as per plans.

So now since I want to do the following:

Extend gate pillar and change new gate
Lay tiles for car porch
Awning for car porch and side

Was thinking get drawings submitted as built and include my intended reno and get the ccc one go.
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If there was indeed a previous submitting person who obtain the rear extension approval, you need same person to complete the process till CCC, unless already deregistered or passed away. Otherwise, need his/her release letter for another one to take over.

This post has been edited by Phyarc: Mar 10 2024, 09:07 PM
Phyarc
post May 15 2024, 07:37 PM

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QUOTE(sijun @ May 15 2024, 04:30 PM)
Anyone knows whats the side setback for MBPJ corner house?
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Last checked in 2022, corner lot side setback 10' to half building / 20' to other half at ground floor, 20' at first floor /14' for balcony.
Phyarc
post Jul 3 2024, 08:21 PM

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[quote=wiwi,Jul 3 2024, 03:00 PM]
Thanks for your reply.

As the home owner, do I have access to this OSC 3 PLUS to double check whether the application was submitted?

Is it an important or a compulsory criteria for the submission to be inside OSC 3 PLUS?

Thanks.
(sorry for the noob question as an outsider to renovation processes)
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[/quote

MBSJ a bit different ya.
There, single house renovation application is normally under kaunterxpress. Those with addition of floor which >50% area is under OSC 3 Plus.
Only PSP has access to these systems.
You don't need to access them, as your appointed PSP should inform you step by step till CCC or deposit refund.

This post has been edited by Phyarc: Jul 3 2024, 08:41 PM
Phyarc
post Aug 7 2024, 06:32 PM

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QUOTE(epsilonphi @ Aug 7 2024, 05:39 PM)
Dear all,

I recently purchased a subsale intermediate terrace house in KL where the previous owner did extension without DBKL permit.

Does anyone have any idea what documentation or process is required by DBKL to legalize the old renovation? as I also intend to do some minor renovation which I will apply under permit kerja kecil, however it requires CCC/CF which I don't have.

Any advise would be appreciated.
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Engage a PSP to check if it complied and to prepare plans/submit for DBKL approval. Documents required are generally geran, S&P, IC, resit cukai pintu, photos. There will be fine imposed on the illegal renovation.

For CCC/CF, ask neighbour (same row or development) as usually it is same or do search ar DBKL.

This post has been edited by Phyarc: Aug 7 2024, 06:34 PM

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