How to get the approval of building plans and work permits

1. Owner must finalize the design of renovation before hire someone to do a submission
2. If contractor volunteer to do the submission, ask them which architect/building draughtman they use and LAM Registered No.
3. If necessary, owner must hire an engineer to do some calculation, report and structure drawing. (depends on Local Authorities)
4. Owner must prepare some documents for submission such as cukai taksiran, S&P, existing CF etc.
5. Consultation fees :-

RM2500-RM3000 includes architecture endorsement, site survey, building plan drawing, documentation and traveling.

Owner must prepare some cash around RM1000-RM2000 for deposit, processing fees, tong RORO (construction waste bin) depends on scale of renovation. Deposit will be returned when construction is completed. But for DBKL, no deposit required. Just pay RM100 for renovation less than 1000sqft (CODE B2)

6. Approval/Work Permit usually takes about 7-30days depends on ‘Piagam Pelanggan’ from Local Authorities.

Additional Info:-

Basic building setback for terrace :-
a) front - 20' clear from wall to boundary (main gate)
b) back - can extend to end of boundary
c) side (corner lot) - 10' clear from wall to boundary
d) side (end lot) - 5' clear from wall to boundary

The different thing between architect and building draughtsman (BD) is , BD are limited to specifying area only and the fees therefore a bit cheaper than architect.

Do not pay to enforcement if they ask for ‘kawtim’. Report to Local Authorities if happen.

Do not start work before get an approval/work permit. If not, you will be fined as much as 10x depends on your processing fees.

Do not trust contractor if they can ‘kawtim’ with Local Authorities. Some of them didn’t do a submission and if caught, owner will be responsible.

Architect is the person who will be responsible for the probability of future. They knows about UBBL and buildings.

Just pay a little bit for pleasure in the future...

Sharing is caring…

This post has been edited by haikalraihan: Aug 13 2018, 10:47 AM

thank u for the info, is this rules applies to condo renovation too?

Thumbs up for bro haikalraihan service .

I use his service for my front extension renovation

This post has been edited by shinchan99: Feb 5 2015, 03:03 PM

Does these rules apply for semi-detached houses?

For condo u need to get an approval from JMB first


No problem bro


Yes.if your semi-D extention less than 1000sqft.

semi-D setback (wall) :-
front - 20'
side - 10'
back - can extend max to boundary (if ur house 10' clear backlane)

it is necessary to apply if doing internal renovation like wiring, painting and plaster ceiling?

how about a double storey house? can extend ground floor and 1st floor? thank you.

no need to submit plan for interior works. just apply tong roro at Majlis.
Small (4 tonne) = RM200
Big (7 tonne) = Rm350


yes u can. (refer my info above for building setback)

what about altering the gate structure

plan to demolish the current chain gate and built a concrete one

Thumbs up bro..was about to open tered to ask bout this..

but one big Q; processes/document/payment neded by Local Authority varies between location right?

How to know what needed; let say me in SPS penang? who to meet?

Go to mpsp at perda. Can ask them details. Very easy no need to hire runner

yes u can. (refer my info above for building setback)

[/quote]


the setback is applied to both 1st and ground floor for front and back?

This post has been edited by seong22368: Feb 9 2015, 04:33 PM

[quote=Mohdnorazman,Feb 9 2015, 10:52 AM]
Go to mpsp at perda. Can ask them details. Very easy no need to hire runner

[/quote]



[quote=seong22368,Feb 9 2015, 04:33 PM]
yes u can. (refer my info above for building setback)

[/quote]
the setback is applied to both 1st and ground floor for front and back?

[/quote]

Yes.building setback applied for both ground & 1st floor.but roof eaves depend on which Majlis your submission.some Majlis 3' clear and some 5' clear

Sorry to not answer all your PM.quite busy lately.
There are some popular questions into my inbox.

Q : What is building setback?
A : Building setback is maximum extension allowed by the Local Authorities

Q : How long the approval will be obtained?
A : 1-2 weeks depends on Local Authorities

Q : Can house owner use their own Tong Roro?
A : Yes & No. For DBKL & MBSA area, house owner needs to use their registered contractor but MBPJ, house owner can use their own Tong

Q : How much is the penalty to be imposed if renovation started without permit / approval?
A : 10-20x from processing fees. Example; Processing fees : RM500, Penalty : RM500x20 = RM10k

Q : What are the difference between Standard Book & Architectural Plan?
A : Standard Book only for basic extension without flat roof.

Q : Internal renovation also needs approval plan?
A : Yes if there are new internal structure (brick wall / beam)

Q : Awning installation does require a permit?
A : No

Q : What is CCC?
A : CCC is Certificate of Completion and Compliance

Q : Can house owner add more floor for intermediate terrace link house?
A: Yes can

Sharing is caring…

I also 1 do front extension just a balcony is it need a permit also?pls pm me more detail and total of cost location is cheras under dbkl section.

This post has been edited by wmx9969: Apr 29 2015, 10:09 AM

hi. what if the semi-D has no backlane, but there is a 10' ground at the back before a wall that divide the other house. Can still extend max to boundary?

Hi, got a question. I bought a sub sale house which was extended but no permit. If I submit my plans now will I still kena the penalty?

I also facing this problem. I did call some architect, he said sure kena fine... I all finding other way to settle it.

Should include this in ur first post, imho. Edit ur first post and update it with this faq

Thank you so much for sharing and clarification.

In the midst of preparing for renovation including extension, these info surely very useful

if change window type and do internal wiring need approval from MPAJ?

Thanks bro!

Yes.sure kena penalty.10-20x from processing fees.depend on local authorities.

No problem.

No need but window size must be same or larger for ventilation & lighting.

Who are u?hehe..

Thanks for the informative info I mean. Previously always have difference thought with siblings and neighbor for awning. Some of them said it needs permit, some say don't. So I take your explanation, that it is actually no.

great sharing haikalraihan! answered some of my burning questions.

may i ask, for an endlot single terrace, how high can i raise the exterior walls? front, side, and back.

thanks.

i like your sharing. are you an id company?

i didnt think too much abt permits until i read your posts a few times. i am in jb, and most people here dont talk abt permits, or go the kawtim way. you are right, better to go the proper way.

but, i have already given the go ahead to a masonry guy to build a 6' side and back walls. do you think it is reasonable risk to just let this go ahead since it is just a simple project?

will this affect my future reno projects when i apply for permits?

If you're doing extension works, should submit the plans to local councils. You can check with JB local council (Jabatan Bangunan) on the standard plans to purchase for the simple kitchen extension works.

Do you know that local council has the rights on asking you to redo back to original on top of getting summon?
Trust me, better follow the rules, this is for you to claim insurance when something happens.
If your house caught fire, the wiring is the factor. If insurance company found out that you did renovation without approval, they can use this to reject your claim.

thank you, and gerrard too.

not extension, just building the exterior fence walls, and later the front gate. no wiring, no piping. i know, still better to go the proper way. i'll talk to the contractor.

Better plan properly.

I heard recently from a friend, if extend only ground floor, do not need to get architect for drawing. Instead, can buy ready made drawings available in MPS office(my house in rawang). The cost, according to them is only RM300-500.

Can any sifu here share if this is true and doable?

If tight on budget, why not? But it is quite "default" design and you shall follow close to it. Like if left got window, you shall not make the door there.
And the price they never increase
But you need to ask properly all the procedures to apply.
10 years back, this is the price I got when asking(MPSeremban), but getting architect to draw, apply permit and all related procedures, all done by them, about rm1200 only at that time.

This post has been edited by supersound: May 6 2015, 08:48 PM

does a majlis keep a record of all the works done to a house? if i do some changes without permit, and no pengawai came, who is to know?

if there is such a record, what's its importance? affects the sale of the property?

i am just trying to understand the purpose and the law. i am not one of those that like to keep beating the law.

This post has been edited by minhwa: May 6 2015, 10:49 PM

Those officers won't really come and check
They have spies that will round your area to check illegal renovation. Usually new housing area they are more hardworking
This law is for them to make money if you want to see it the -ve way. But with proper documents, you can prevent insurance company have excuse to deny your claim(if your house still under loan).
This same goes to TNB, if you are installing more air cond, getting 3 phase is better(while most old school electricmen say no effect). Now TNB are not using copper as cable, but aluminum.

thank you for enlightening me i am a late bloomer, so, i am quote ignorant of all these adult stuff.

i am in an old taman, my house is fully paid, and it isnt insured (shocking? haha, ok, will come to that after reno.

it is a bit late to pull the brakes on the project to get a permit, so i may have to see this as reasonable risk. for sure, i have learnt a lot here.

I never bother to buy house insurance also, since my loan fully paid
For your case, indeed you are taking risk, you just have to make sure the wiring are done properly. This most of the time is the cause of fire beside gas leak.

supersound...

Anything

if do awning on the car porch area, about 2 ft length, need submit to get approval or not? for MPKJ....

Not necessary.only submit if ur carporch rc flat roof

Bro,

Regarding the approval do we necessarily apply for CF ?
what is the impact if we get CF or not ?

thanks

Hi, I am looking for someone to draw the architectural drawing and engineering plan for the house renovation in Klang for submission to Klang Town Council. Any good recommendation?

Hi..what kind of extension are u doing?area? depends on Majlis. Some Majlis require CCC from architect and some only require for extension above 1000sqft. Basically, CCC/CF can increase your house value.

PMed

Hi Bro,

Could you provide me some contacts for drawing and renovation plan in Kota Damansara Area? any recommendation?
Thanks!

Hi Alfred,

Let me know if you got some contacts for kota damansara terrace house drawing as well.

I am looking for one too, thanks !

Lets say if I want to extend my Master Bedroom till the balcony only , which in this case involve hacking of the interior wall only, do I need approval from the local council ?

PMed

PMed

Yes, consider as extension and u need to hire architect & engineer.

Just finished renovation without permit. Need approval for that renovation. Just read the manual in DBKL need 6 m for wall (second floor) to gate but mine is 2m. Can you help?

I have renovation and the setback not following the law. Should I knock back the front wall and side walls to meet the set back and make current room smaller or I just replace with tempered glass? I need architect to submit plan to make it legal.
Cheras DBKL

This post has been edited by drfauzims: Jul 21 2015, 12:16 PM

I have the same question, what if the semi-d has no backlane but there is a 10' ground at the back before the wall, can we extend max to boundary?

Any known limitation on width of gate for 20' house? MPK informed me that the 'kebuk sampah' a.k.a. rubbish box has to be within the pillar somewhere but according to the standard plan book, the width of the gate can't be more than 10'

want to extend my kitchen at bukit jalil area. please pm me contact for the architect ya. thanks!

Yes, u need to demolish front wall to 20' (6.096m) for setback. Or u can make rayuan to DBKL for as-built drawing and pay penalty 20x from processing fees.

For semi-D with no backlane u can extend only 5' and another 5' reserve for building setback.

Yes, kebuk sampah has to be within the main gate pillar. if u demolish that box to make ur gate wide, u need to submit rayuan to Perbadanan Pengurusan Sisa Pepejal Dan Pembersihan Awam (PPSPPA).

PMed

Bro, any idea of any known limitations of making the gate wider? And can the Syabas water meter be relocated?

Hi Bro

I need your professional advice. My house just completed the renovation.
I went to MBSJ to apply for CF and also claimed the deposit RM1000 which I paid for renovation plan submitted for approval earlier.
However, the MBSJ OIC informed me to let my architect handle it and do not want to liaise with me.

My architect told me he will charge another RM350 for applying CF for me and he cannot guarantee that I will get the CF orthe deposit will return because based on his experience, MBSJ officer will give all kind of excuses to stop us from getting back our deposit, e.g. the wall is different by 1 or 2 inch from the plan.
But he guarantee me that I will not have any issue when selling house in the future.

MY question is
1. What are the potential issues for house without CF after renovation (e.g.:Back extention 10sqft).
2. Is that true that it is difficult to get the CG and deposit even though I have follow the proper way to submit renovation plan before renovation?
As my architect has been trying to convince me to forgone the RM1000 deposit so that I can save the additional RM350 and the hassle to prepare the documents?

Really appreciate if you can resolve my inquiry. Many thanks in advance

Yes u can. but u need to submit your rayuan and location plan for new meter to Syabas.

My first question - what kind of extension r u doing?base on my experience liaise with MBPJ, deposit for house renovation only Rm100 not RM1000.

Since 2007, CCC are implemented to replace CF.

Normally architect will prepare documents for CCC including Borang B, Borang G1-G21 (Contractor need to sign this form). Your architect knows about this.

CCC are important when something happen to your house. Insurance agent will come to your house and inspect whether your new extension build as per drawing or not.

Bro, what about gate width limitation for a 20' house?

Thanks for your reply!

Full Extension of backyard, and made it become wet kitchen and toilet.
Exiting toilet's wall has been demolish. The original layout was change.
My contractor did follow the layout of the drawing plan, however, the size is not right.
E.g. Width of the kitchen should be 13 ft as per drawing plan, He made it became 14.5 ft when it was built up. Will it become an issue when we want to get CCC or claimed my deposit?

Architect did pass the receipt to me, RM1000 deposit was paid to MBSJ.

If without CCC, it will only affect insurance claim? Anything else will be affected?

I am applying permit from MPSJ for renovation. The renovation involves extend backyard, extent the side near the front door.

Here are the charges:
1) RM2800 for draft man
2) RM300 for retrieving the CF by official
3) RM1800 for submission to MPSJ

I have been told that there is no refund from the payment above.

Is that normal?

Any recommendation or where can we get the list of companies who does drawing, drawing in 3d, Architectural ,,draftsman and engineering company for DBKL
thank you in advance..

Hi
I intend to renovate my Semi-D which is under MBPJ jurisdiction. Thinking of doing side extension about 15sqm (post extension still got 10' to neighboring unit) and knocking one or two internal walls to free up space.
Do I need to apply for permit? Anyone to recommend for drawing and
submission to MBPJ.
Thanks

Bro haikal,
Aside than getting approval from local authorities, we also should be getting a written permission from our NEIGHBOUR, if our renovation involves the area where his and our wall are connected together, especially in Semi-D houses right?

Just asking, what's the overall estimated cost to build a loft (loteng) in a middle room where the height from floor to ceiling is almost 20ft?

The loft must use wood quality that can stand against heavy items like bed, cupboards and the likes.

Used to be neighbour's approval is required - now it doesn't seem to be, at least for MPSJ.

Bronte Attic specializes in loft setups - ask them. They are in Facebook and has their own website.

My setup (around 10x10 ft) costs 11k.

Hi,
Planning to do some renovation for my subsale house in USJ area.
Any recommendation for engineer contact?

I have a double story terrace house. I want to extend to 2.5 stories. Is this something can be done ?

Follow JibGor's rule number 1 : you help me, I help you.
Don't worry, if collapse is you will have trouble only, don't worry too much on adding another storey

Please do not reply if you do not know the answer.

Is a fact that you want to deny.
A structure before being built will require initial approval. If it is only can build double storey, the developer will only build according to this. You can't simply add another structure above. So the only way is to bribe the local council to get it "approved".
And when it collapse due to your stupid act and kill your family member, you have to answer to them and at the same time, you will brought to court of law.

You retard. I wonder why you are going around in forum acting like an ass.

Is you that are a retard, you already know it can't be done using the legal way by visiting local council, so you are trying to get help. When legal way can't be done, then have to get it done with illegal way, I'm giving you the solution based on your question.

What type of your house? for double storey terrace u need to pay deposit RM1000 and refundable if your renovation same as approval plan.

PMed

Yes u need to apply permit from MBPJ.

PMed

Yes u can extend maximum 3 storey. Where is your location?

My location in puchong

Sir Haikal, I'm re-doing my roof and raising it a bit in the back and changing the front porch slab a little. I'm not extending any square footage at all but, internally, I am switching a kitchen and a bedroom so there will be extensive plumbing works. All internal, though. My house is a single storey intermediate lot in PJ. My contractor says I don't need to get an MBPJ permit. But I'm kinda doubtful! Do you all think I'd need a permit?

Hi Sir,

Would like to check about the renovation.

My house is a double-storey hse. and my dad did some renovation-extension at the front and the back of the house 10years ago. now he is no more. Now the house is under my name.

however now i planned to renovate my 1st floor rooms to extent as well.
if i contact the mbsa official. will they summon me for the prev extension? im pretty sure my dad dont know all this procedure.

advice?

denda sure got one,, neither u or previous owner of the house did the reno without submitting to local council .. but i forgot about the calculation.. they calculate as per area sqft basis i think....

Hi..sorry for late reply.

No need to apply permit for internal works. but if there are changes on structure and wall u need to submit a plan.

Yes u need to pay the summon 5x from processing fees. let say your processing fees RM200 x 5 = RM1000.
The extension also must not exceed the setback line. if not, the are another summon.

This post has been edited by haikalraihan: Oct 29 2015, 09:58 AM

Hi there,

I am buying a sub-sale house at the moment. Submitting loan next week. The house currently have an extension at the kitchen area until the longkang, do I need to ask the CF or approval from the current owner before I proceed to my next step?

If yes then what kind of documents should I be getting from the owner.

After reading ALL of the questions and answers here I am getting more concern and realize the importance of this CCC already where my partner would like a less-headache way.

I would like to know a rough cost of how much I will need to pay to get the approval done and the steps. Just to get a clearer picture. btw the house is 20x60 double storey house.

Many thanks.

For my house, I'd like to extend my kitchen to the yard. Will I need special architect plan for this?

Yes

Hi. I have a double storey house in shah alam and planning to submit the plan for approval.

Would like to know one of the required document are front view photo and back view photo of your house. Will mbsa staff come and check the photos submitted are the same with the real one? Just curious why mbsa request the photos.

Thanks in advance.

Hi there, i am starting to renovate my semi-d in Balik Pulau ,Penang. I plan to add a side patio all the way to the back of the house. Front will have slight extension of about 2' to make the living room square. Wall to be built all around house 6' height. Was quoted 6k by contractor's contact for drawings and submitting documents to Mppp. Is this price reasonable? Appreciate all help. Thank you in advance.

After permit is approve house front extension. can i add-on if want to do house back extension as well? Or i need to resubmit for front and back?

Any contact/recommendation for jb?

dear bro haikal, i'm planning to do reno for my house too. involves extension front & back. double storey link house. what is the best / cheapest route to go for all the approvals & do you have any architect / etc to recommend? thanks

Yes.u need to request CCC/CF from previous owner.If not, the existing extension is under your responsibility.where is your location?


Yes. Where is your location? some majlis got pelan setara and easy to submit.


Yes they will come. They want to ensure that no works starting at site. If not, fine 5x from processing fees.

Ok if engineer and processing fees include all in.


Just submit for back only. "Cadangan pindaan pada pelan lulus......"


Where is your location?

PJ, Selangor

I would like to apply house extension permit under MPAJ.

Anyone can help ???
Please pm me. Thanks a lot.

I was quoted 6.5k by my contractor for a very simple extension of backyard. I personally felt it is on the high side and would like to seek some opinion.

Location: Kepong
Local council: DBKL
Property: Single storey terrace

Wet work involve extension of a small backyard (11'x6'), change of roof truss (use back same roof design) and hacking of one interior wall. The rest are untouched.

Contractor also told me deposit is not refundable. Other contractor quote the price around 5k for submission.

Would like to know the actual cost before I confront him.

Hi there,
I have an ssd whose total land area is only around 1300sqft. As the land area itself is already small, i might not be able to follow the setback rules that you mentioned in your earlier post. What can I do in this case as I still want to submit in plan and do it legally. I heard that there might be a workaround to purchase ready-made plans. The local council will be MPPP.

I want to rebuild it into a dsd. Please provide the best possible solution with minimal costing involved. I have a very tight budget

This post has been edited by Chueheow: Dec 11 2015, 02:29 PM

hi, haikalraihan

I am planning to renovate my new intermediate terrace house in PJ, could you advise me the following items and your chargeable fee for the local authority plan submission?

1) extend back yard include bigger kitchen
2) demolish some walls
3) relocate one toilet at ground floor
4) extend the car porch pavement

please pm me.

Thank you

PM



Normally RM3.5k-4k for submission drawing. RM1060 for tong roro (refundable) and RM100-300 for DBKL processing fees. RM6.5k bit expensive for single storey house.



PM

bro if owner wanna use own architect (his friend architect) can or not? mpaj area

Need mpsj approve architect /engineer for house extension. Pls help location Sri kembangan. Pm pls

Hi, wanna Reno new house in kajang. Wanna to hack wall of store room to make kitchen bigger, this need architect to draw a plan? Beside , above the car porch there is empty flat space, if only do fencing, like a balcony, need to draw plan ?