I hope forumers can advise me about gated and guarded environment.

I own a house in Johor located in Nusajaya( is a landed property, not condo). For the 1st 2 years, the gated and guarded is free. After 2 years, the developer will handover back to resident after the resident form a Committee (not sure this is correct). Before coming to end of second year, the residents formed a Committee board and held their 1st AGM back in Oct. Now after the formed, no more updated from the committee. Think they are still waiting for something before they announce.

Heard slighty that they will charge approximate RM100 for each house for gated and guarded so called the maintenance fee.

So my question is,

1) Rm100 is it more or less can cover the expanses and maintenance fee?
2) What is some resident dont pay the fee if they thought Rm100 is alot (1000 house x RM100 = RM100k per mth?)
3) Can you sell the house if you dont pay the maintenance fee? Does the committee has right to stop owner from selling out the unit?
4) Is the group / persatuan can collect fee on behalf of the resident?

Look, you want to have the comfort of having gated and guarded environment for your home.
Someone (or in this case the community) has to pay for it.
However, maintenance does not only cover security; also includes landscaping, rubbish collection, etc.
So question is - are you a good community member?

we all have been supporting the community but recently their slogan is like no money = no guard which makes me uncomfortable. we do have a group in FB and whatapps. The more we ask some question, the more they skip our questions.

I'm in doubt the way the handle us as resident.

Rubbish collection is under MBJPT right? Should not be in the maintenance list. As I said, we are in landed property. Not condo.

When in doubt, ask the committee members / treasurer. They should provide full visibility of the finances.

p/s: Has the persatuan penduduk been established officially and registered?

This post has been edited by Satori 14118a: Nov 21 2016, 11:30 AM

yes we do ask our question to them, asking to breakdown the fee , what is cover and the progress. we dont received update in FB or whatapps group. Is alread registered officially this year.

For answer number 3, is it we are not in strata title? So the persatuan can take legal action to us?

Somehow, our FB groups got mentions they can legal action to us resident if we dont pay. I dont know which act but they said they can find a way.

Some reading for your info.
Link

the link is refering to strata title and high rise buidling i think condo.

bro... landed can be also under strata title like EW project... but then... from what you mentioned... u are individual title... hence... u have freedom to do all the things u mentioned above... but if the security concept broke down because of one paying.... good luck to u TS....

hmm.... what should I do now? pay the fee even others not willing to pay? hmmm

this is one of the headache staying in a individual title landed... have to be praying for good neighbours... but you can try to join the non paying option... wait the security application failed... and see how it will be going from then on... even u pay, ur amount alone also the security wont succeed anyway... strengthen up your house security for the time being...

Reasonable.. since my group is not so mature enough. We will just wait and see next year Jan.

yeah... also depends your house area investor more or own stayers more... like my housing area... own stayers quite decent in numbers... and they all willing to pay... hence the security still sustainable for now... but wont know how long can is sustain in the future... haha...

i think 35% is rent or on sale. some not occupied. some rented to bangala as well..

generally those own stayers will be willing to pay... as this involve their own personal safety... if own stay are lesser... this will be quite a challenge... generally without proper security... break in can happen almost immediately after some owners moved in... like my housing area the first phase project... security issue taking too slow to resolve... at least 10+ units gt broke in in a span of one month.... damn dangerous...

Can't depend on guard entirely unless well trained ones....too many sub standard guards nowadays

I believe what they will hired is not local. But some residents not comfortable with local. And some doubting the ability to guard the taman.

Guard or no guard better have dogs..cctv...alarm all in

Sorry, just to seek clarification. If your gated and guarded security is in place and you dont want to pay for the security, can the security stop you from entering the area, compound to your house ?

I hearing mix answers to this so any guru here can answer, must appreciated.

Maybe yes and no for individual title.

Yeah metalslug. Just like your case. If you choose not to contribute to the security for whatever reason, can the security stop you from going into your house ?

That is what im worried about. even though the anwer is yes and no, i will never know what will the guard or the committee do their tricks on those non contribution on the maintenance fee.

The guard cannot stop you from entering your precint to reach home. The most it can do is to create some inconveniences when you go in.

For strata title props its a must pay n its governed. Fng with indi title props r not governed but its gd to pay accordingly to avoid bad security. Anyway there is no guarantee for the security even with those half pass six guards.

Simple answer. If dun wanna pay then leave the taman.

wah, leave taman meaning sell the house alrd.. need to be this serious?

Jk boss. But plenty of such cutie angels around not paying wan. Seen with my own eye balls an owner use his hailat to bang 9 boom gate bcos guard asked him to sign as guest since he owes the fee since day 1 in 1 of the fng at kipark.

Hoseh👍

Imagine the fee to repair when many not paying. It's as gd as not gonna cont the service for gd. End day the result ll b half cooked security

im thinking this happen to those who rented out their property and did not know that they will start paying the maintenance fee. And some owner ignore this as well. RM100 for example will be a cost to them and their tenant might not be renting the unit.

g&g can only stop good people , bad guys still can find their ways to enter. we local always like to scream to the guards. some tenants even can move owners' furnishing out without question. legal action??? the legality to set up of boom gate/guard house in public road also a big question mark. i dont see good reason to have g&g esp for ind title landed

so they upload some docs regards the maintenance fee here. this item no.6 said clearly they will take legal action under what clause?

Is tis for Strata title prop???

nope, individual title, landed property..

For Individual Title (For KL area and Selangor):
1) YES
2) NO LEGAL ACTION.
3) YES. Committee do not have rights
4) YES. BUT NOT COMPULSORY.

Please kindly check with local authority over this issue. IF STRATA, it is govern by Strata Title Act, but if it is individual title, it is govern by local by-laws. Therefore, I can apply the same boom gate rules and regulation at KL to JB.

Edits: Most /k identified Strata as Gated&Guarded, while Individual Title as Gated Community.

This post has been edited by Yveatel: Nov 29 2016, 08:55 AM

gated and guarded means police won't come do surveillance round? the safety is solely on residents & guards... i guess police will come only when got case then...

dont think police will come in for surveillance since it has guard and the guard should do the routine roaming around the taman.

If don't want to pay maintenance fees imho have to move out...

it is better because in the end you are getting a service at the expense of the other home users whether you like it or not...

orrrr, kumpul all the home owners and cancel the g&g totally, I mean if the gated was put in by the developer so no cost to owners just leave it like that...

no need guards remove the boom gate and request for normal rukun tetangga or polis to ronda like normal

gardening charges is under who? G&G community or local MP?

gardening like cutting grass, clear longkang still under MP.

1) It depends. Need to see total how many units you have in your residency, and how is the security set up. (How many guards per day and night, what category of guard you all are engaging, is guard dog provide and etc.)
2) Do you all have DMC? If no, then basically you all can not do anything.
3) Ofcourse you can sell the house.
4) Need to registered the Residence association to SSM to legalized the collection (This you might want to double check with those who run a R.A.)

And you must make clear your development order is it come with proper gated and guarded approval or not. Cause this make a lot of different in term of entry to the premises by others/non paying residents

1. Depends on conditions. Will need to see what are the expenses to determine if RM100 can cover or not. The committee will usually have someone to monitor the funds/collection. If insufficient they will raise the monthly fee.

2. Residents can choose not to pay if they don't want to pay, or they feel RM100 is too much.

3. Can.

4. Not sure about this question.

Usually the security of gated and guarded is managed by security forces employed by the committee, and these are usually gangsters. Some residents may choose not to pay, though the committee or security may have their own ways to deal with non-paying members.

I am not sure how does collection of the condominium or apartment work though if there are some who don't pay the monthly maintenance. I am sure there will be cases of some people not paying.

The security cannot stop residents from going into their houses. That is against the law. However, they can make life difficult for non-paying members. If the access through the boom gate is by access card, they can deactivate the card and force residents to queue in the line to register as a visitor.

The security, committee or anyone CANNOT stop a resident from entering his own house. That is against the law. However, they can make life difficult for you since the philosophy of a gated and guarded is for the whole community living in the same area. Imagine if all people pay for monthly maintenance and few people don't pay, what will the paying members feel? Paying members are funding for the non-paying members in security and facilities. As such, the committee or security will usually have their own ways to make life difficult for non-paying members.

If one feels dissatisfied with the security or committee, there isn't much he can do. The gated and guarded scheme is a collective vote and I believe most will choose to have this facility. Even though there might be few who don't want to have this gate and guarded scheme, those who don't want to pay for the maintenance, the G&G will be there as long as majority of people living within a community wants the facility and are willing to pay for the monthly maintenance.

Perhaps in more rural areas or kampung villages where most low-income earners reside, majority will choose not to have gated and guarded as they cannot afford to pay, hence you don't see G&G at some of the low-cost housing areas usually single-storey.

starting to pay this mth and need to pay 2 mths advance and still they dont let us know the security company name.

This post has been edited by metalslug: Jan 5 2017, 10:02 AM

Seriously, this is fishy. Please kindly check with your local authority on this. As far as I understand, there is no need for 'management' in individual title housing area. You can form own committee(something like rukun tetangga) and then seek for security company directly. Is there even by-law at Johor allows management company to form from individual title.

As far as I know from meeting back at 2013, JKPTG informed that there will not be any law to suit this unless strata. Unless there are changes

got confuse by them. actually our taman is without strata and yes, the committee is registered under ROS and this committee appointed a 'management' aka collector booth in the taman. We were not given any details when we ask who is the security company, list down the expenses etc... they will just delay and make excuses.

objective to complain? Think ROS wont entertain this unless major issue.

BTW, how can I check the management company that managing our taman?

I just got the company name.

This post has been edited by metalslug: Jan 6 2017, 12:12 PM

Get the company number, do a SSM search if you want to know bout the financial health of the company from the last audited report lodged with SSM.

they only provide the name, dint provide the resgistration number. SSM only can check only by registration number. hmm...

Can disclose the name?

Some of us here might know where to point you to the right place.

Dzulwari management

Even with my korek-ing skill, this company is nowhere to be found

Good luck.

This is escalating to very fishy situation. Seems like an unknown gangster getting some so-called "legal" protection money...

LOL, dont scare me la. maybe he just make up some company name. when this is true, i will make some noise. and the person gv me this name is the vice chairman.

When I key into google, only got 4 search result.

Likely the company is non existing....

I can answer ur questions. I used to be in such committee before.

Bunch of residents will form the committee on volunteer basis. If u can, join it. It's not troublesome, yes take abit of ur time periodically but not really a full time thing.

For non paying owners, committee will make things difficult for them don't worry.
Can block any construction work or stuff until they clear the outstanding fees. They have to register as visitor to enter in.

No, cannot stop owner from accessing the house, just make it troublesome.

When u buy into gng, there is a binding guideline policy to follow. Every owner agreed to it.
Yes not fair for paying members but we follow law and order. Just because ppl steal but u work hard doesn't mean u should follow bad practices.

Paying maintenance per quarter upfront is commonly practised so that the sub committee cash collector no need to keep approaching owners to collect money monthly. The collector usually is a resident.

Likely when committee members start to quit, committee may opt to outsource it to management company to ease committee from spending too much of their time to run the gng.

Your money goes to maintaining the gng, other misc rubbish, grass cutting, security, other expenses like utitles or improvement. Yes technically gov will deploy contractors to cut grass or collect your housing rubbish but they won't do a fantastic job. Committee hire more contractors to help make gng more cleaner. Just think it as tuition for ur kids.

90% of all newly formed committee are usually new at managing committee. So understandable if certain things seem abit weird, slow or lacking. Hard to get ex committee members who moved to your new gng, and get them to join because it's a volunteer job. Not everyone likes it.

New committee group have to learn slowly how run the gng successfully.

As for money, don't be too worried. Committee are residents, owners. They are also worried about their own house.

As for maintenance fee, between 50rm to 300rm for non facility gng. Facilities mean pool, gym room etc.

How committee calculate is based on how many houses in gng, what are the possible expenses, how much to save surplus for future improvements, sinking fee. Also dependable on number of guards
Rm100 is cheap.
Mine is rm150 and rm200. Two houses in two different gng.

U be surprised how many rich owners complain their fee of rm150 damn expensive but also complain guards not enough to safeguard. (Rm150 u probably can get max 4 guards per shift 12hours)

Committee is new. Need abit of time to let them handle.

thx for the info. yes they take times to do their job. guess i hv no choice as to follow for the 1st 2 mths.

The things that i dont like my current committee is they dont like question. when you ask, is like you challenge them...

I am really curious about this. What law and rules allow the committee to do this?? Other than proper GNG which by-laws under Strata, all FnG are not under Strata Management Act. Perhaps local by-laws allow? Can you please clarify or I think the committee already against the law by blocking the construction workers.

Can. Use EGM, AGM to get majority to approve of needed to.
This can be done either targeted at non paying owners or general security SOP, where owner has to be present to sign a form when visitors arrived. (Outside the house).



Before that, several reminders and memo will be delivered to postbox as well as SMS or phone call to ensure payment, or else there will be additional enforcement.

By laws are by laws. Additional bylaws can be implemented within scope of AgM or committee executive decisions.