Maintenance Fees

I realized that the government has changed the maintenance fees structure.
I went to the management office yesterday and they informed me that in my next month bill i need to pay for my parking lot maintenance fees as well.

Those day the condominium maintenance fees was calculated based on your house built up area but now i have to pay for my parking lot maintenance fees as well. If i have 5 lots i have to pay all 5 lots.

Can any sifu/simo can verify if this is truth. If not i will shoot my management office officer

am not sifu or simo but what your management said is correct correct correct..
this new ruling was implemented not too long ago..

so means 5 parking lot need pay 5 price? then what for wan fork out money to buy extra CP, might as well just rent CP for 100 per month. sohai rule

Same with my place.

Good in a way that all the unit with more than 1 parking have to pay more.

Bad thing is all have to pay more.


In my place there is this one house that has 7 parking lots. it would be unfair to others if the unit pay only for their unit space only.

Don listen ur management bull shit lah. The calculation included parking is for the percentage of share for a unit in the entire building. Example, is for the cases when someone wanna buy ur land (Gov).
Ask them go read the BM version and refer to COB. The act was prepared and written in BM and BM is the only to refer. All fee to collect must submit to COB for apporval.

This post has been edited by godlikexioo: Mar 10 2017, 11:06 AM

yes..its true

Not sohai rule, bro.. Think about that, If you own 2 car, and other people own 1 car, you are using the car park 2 times greater leh, so, in other word, you should pay more in maintenance. This is fair to me.

usually one parking lot about how many sqft ?

I seem more fair to include parking space in maintenance fees by psf wise. But overall the psf maintenance should reduce.

For example, whole building let say 100k sf spend RM30k a month to maintain without include parking space previously, which means RM0.30 psf. Now include parking space as chargable in maintenance let say it is 105k sf, the maintenance should be RM0.286 psf as it still spend RM30k to maintain for whole building.

Just my thought...

Any link to this announcement by the government?

Fair or not fair is must be base on the agreement u signed when u purchased (SNP and DMC-Deed of Mutual Covenants).
If ur SnP and DMC did not mentioned included parking, JMB / JMC BM also no kuasa to amend unless by AGM approve with consent of COB.

Contract which been signed and agreed when purchased is valid until all parties agree to amend.

If everyone can amend what he/she like than all big unit also can ask we shall having same maintenance fee since all unit is using the same facilities. Why still need bigger unit pay more on maintenance fee compare to small unit?

This post has been edited by godlikexioo: Mar 10 2017, 02:05 PM

I think u guys not aware yet.... ur aircond ledge area also kira you know?

Hahaha

lucky all my condo air con ledge is not included in my build=up area.

Yup, same here, I was also just made aware during our recent AGM that the maintenance fees moving forward will include car park lot as well. Bad news for those who owns too many car parks.

Yes it's true, mine is considered new and this share unit basis will be implement when we start collecting maintenance fees.

FYI 1 car park lot of my condo is 12 meter square.

Erm......

if one car park lot is 12sf,
if the maintenance fees is 0.33 psf
then one carpark will charge RM3.96 each month which is not much big deal

If charge psf do not drop, that mean the amount for whole maintenance collected is increase. The additional fund go into resident committee/JMB?

12 square meter is not 12 square feet

my apt does not count aircond ledge for house total sqft

This.

The maintenance fee are already included all the common areas, which including parking area.


If JMB is in charge, it would need approva/votel of the parcel owners before they can charge maintenance fees including parking.
Fortunately for my place all the owners disagree for the charges, however it doesnt mean management may not increase the fee/spf no?

This is not new matter. If you read Strata Act 1985, it states that maintenance fee calculation must based on share unit. If your car park treated as accessory parcel to your unit, you are liable to pay maintenance fee based to your share units.

You can ask yr parcel COB the correct formula to charge maintenance fee i.e built-up area or share unit.

lol

Maintenance fees will be charged based on meter square also, which is equivalent to aprox RM3/msq (RM0.33/sft)

parking space is accessories parcel right..i think its quite fair ruling lar coz before this only cater to only ur parcel(condo) only. parking space (accessory parcel) go a certain percentage only..its not counted as full like parcel so by right with more AP your share units is also increased mahh..fair and square coz u own more of the strata area..lol

Cannot lah, u need to submit borang 15 to COB to approve before any additional fee to collect. Just like the 1st AGM meeting 1st things is get approve on the fee to be collect 2nd is form JMB. Than all the things that been approved in 1st AGM hav to submit to COB for approve before it can be enforce. After that only JMB can manage the building like set rules collect maintenance fee.

Same go back to the SnP and DMC. if Both doc mentioned fee calculate base included parking than include lol, if not cannot included. Even JMB also cannot must by AGM and get COB approve.

if u are not happy on the reuslt of AGM u can write in to COB also.

Maintenance fee got addition gst ?

Makes sense. More car parks = more maintenance. Lighting, Workers to sweep the car parks, Repainting all cost money.

should be 120sf x 0.33 = RM39.6 for 1 car park

I just get my SNP copy, inside mention maintenance fees include car park..
How about your side??

Guys I have a question.

My condo's maintenance fee varies from 19 sen psf to 22 sen psf.

How come got different different rate one? Is this normal?

https://www.hba.org.my/articles/iprop/2007-bcp-1.htm




http://www.kptg.gov.my/sites/default/files...0318-STRATA.pdf


This post has been edited by cherroy: Mar 30 2017, 05:51 PM

not aware of that

if revenue less than 500K a year then no need

http://www.thestar.com.my/news/nation/2015...sidents-warned/

never heard such...ask ur mgmt office why such la

Yes, car park also need to pay maintenance due to the revised strata management act

I just paid the adjusted maintenance fees. Pain in the ass.
The thing is there is a lot of building management did not fully performance their duties. Such as never ever proper maintaining the condo.

Example my condo sauna rooms were stop functioning like 2 years ago and the gym equipment are terrible.
Pay for lobster you only get dry shrimp.

It is your duty to pay for it regardless whether management do their part or not.
Its 3rd world mentality to justify not paying because they do not do their job.

If u are not satisfied then by all means change the PIC. But if its not JBM then too bad cant do anything.

Last but not least you can always MOVE.
Having 5 parking lots i believe you are doing probably quite well, or big family.
Can consider landed house

I don't know where you got the fact that I own 5 parking lots. I was just giving example.

Change the PIC again i don't own the whole condo it is not up to me only to change the management.

Lastly to move to else where? where to? Do you know how much a property now around klang valley and of course I'm not wealthy compare to you since you are doing your own business. I considered myself lucky since i got a place to stay

Madam I hope you do not accuse others without getting your facts right. Did i said I'm not willing to pay the management? no right. so why don't you show some respect before others disrespect you

This post has been edited by ma3da: Apr 3 2017, 11:17 PM

if you really want to take legal action against the JMB you can, for failing to carry out their duties (eg failing to fix sauna or any other thing).

Just make sure you document your written notice to ask them to rectify whatever things (with acknowledge receipt etc).

you and a bunch of other residents can team up and put a joint claim against them, share legal fees etc.

heck, maybe even a letter of demand from lawyer may compel them to do their job already.

it's no use complaining while not finding out proper avenues to remedy the situation.

this is our mentality...if things dont work at ur will then move ....move where? and what makes u think all new high rise will be better? u move to new condo, probably, best for 5 yrs all look new and nice...after that u keep moving to new condo every 5 yrs if maintenance sucks?

if its newly built and no strata yet then its under JMB means managed by developer after built....if got strata then form a MC via AGM or EGM (yes it take time and effort to spend ur time for betterment of ur condo.)....elected MC then can choose which property management company to manage their condo

MC has full power on property mgmt co and all sub vendors...lift, cleaners, pool, sauna, security etc...

i knw the pain coz i am on MC now....if need any assitance/guidelines then pm me..i will help to point to right direction..but again dont take my word alone...follow strata act

Remember : MC, property company, service providers and residents are the core for condo management success

if some of the facilities not functioning, doesnt means the mgt dont do the job. u think its better to repair sauna or to repair the lift, the important facility is the priority.

What.. got such rule? So I actually have to pay for the parking that I own now?

if sauna is costly or less important or etc then in agm make a call to close it down permanently (no money to maintain and not needed)....dont let it be infested with pests, foul odour and hazards...the money paid is for full maintenance....it's not about have money or not...if dont have then why want luxury stuff like sauna...for show?

Yeah that’s why it is just a marketing gimmick if a project promoting 60+ facilities etc. We all know that it will be a pain to maintain those stuff in the future. If majority of the owners not rich enough to maintain, then most facilities will end up becoming white elephant only.

ditto
in short, to sell new condo at higher price developer justify with facilities to lure buyer...they know it cant be maintained....but it will not be their problem after a few years coz MC will take over anyway...so many facility means be ready to pay or be ready to lose it....which also means capital appreciation and rental wud be affected..

My pov, Sauna is a "useless" high maintenance expense facility that developers shouldn't build one in the first place.

We can have free Sauna by just sitting outside...

There is a long history behind how maintenance fee are charged before Strata Mgmt Act 2013 came into play.

I will first address how current maintenance fee is charged, the formula is as per the Sma2013 and Spa.

Previoualy, maintenance is calculated by square feet, share unit is essentially square meter.

Area Parcel is: 1,837 sf or 170.7 sm
Accessory (Private lift) is : 156 sf or 14.5 sm
Accessory (Car Park is: 115.2 sf or 10.7 sm

The following is the calculation:-

[Area Parcel + (Accessory Private Lift + Car Park/ 2)] x 3.5262 = RM X

*Note: 3.5262 is based on total expenditure incurred divided by total area of the development.

183.3 x 3.5262 = RM 646.35

Referring to previous legislation or the infamous Act 663, before the title was issued, the car park was under master title. If it was not carve out, it was therefore considered part of the common area.

Once strata title is issued, the car park is reflected as part of your title. Thetefore, no longer common area. Hence, a fee is chargeable.

The current SMA, does away with this. On top of that, we might see lesser n lesser Jmbs becoz strata title is expected to be issued soon after VP.

This post has been edited by aurora97: Nov 2 2017, 11:28 AM

I get little bit confused...Share Units already include car park, right ? So generally those own more car park lots will have bigger Share Units and therefore pay higher maintenance fee. Please enlighten me below :

Total maintenance fee for the entire condo before issuance of strata titles (Share Units) : RM40,000
Total owners' sq ft : 100,000 sq ft
Maintenance fee per sq ft : RM0.40 per sq ft

After issuance of strata titles and allocation of Share Units to all owners, the total maintenance fee to be collected for the entire condo is still RM40,000. Am I correct?

If the total current maintenance fee (calculated by Share Units) for the entire condo does not change, owners with more car park lots will need pay more maintenance fee but owners with one car park lot will pay less, as compared to previous maintenance fee (calculated by sq ft) ?

yes owners with more car park wud be affected ..last time irregardless how many car park...they just pay based on unit sqft

What i want to know is that, does it mean that generally those owners who have only 1 car park will pay less maintenance fee now as compared to previous calculation ?

depends if by share unit or built up..if share unit more or less the same...typcially in AGM the changes would be conveyed...have they explained in your AGM?

meantime, these helps

https://themalaysianreserve.com/2017/07/05/...nance-fee-hike/
http://www.rism.org.my/wp-content/uploads/...ohd-Ariffin.pdf

This post has been edited by rupart: Nov 3 2017, 02:49 PM

If owners who have more car park lots pay more, then some people with lesser car park lots should pay less, right ? if the total maintenance fee to be collected for the entire condo building remains unchanged.

I don't understand the first article. Why does it say that generally maintenance fee for EACH UNIT will increase by 20% ?

increase by 20% if they charge by built-up incl of common plcs...if by share unit/parcel then u shd pay about the same...

This post has been edited by rupart: Nov 3 2017, 03:36 PM

Hi, any one can confirm this ! to pay by developers ?

if unsold units upon vp:-
:If the uoverhang-of-unsold-units-make-collecting-service-feesnits are empty service charges have to be paid … and who have to pay service charges … it is the developers..." icon_question.gif

fr "Business | November 30, 2017 by | 0 Comments"

http://www.malaysia-chronicle.com/facing-c...perty-managers/unsold-units

This post has been edited by pinkdm: Dec 6 2017, 03:57 PM

Yes correct. Unsold unit all charges due back to the developer. They will need to clear all payment before selling the unit to the future owner.

Anyone know how to calculate maintenance fees in details?

Hi,

This is how I will calculate maintenance fees or Charges as prescribed by the Strata Management Act 2013 ("SMA")


1) Share units of your parcel = A

2) Aggregate Share Units = B

3) Estimates of Expenditure per month = C

4) Charge per share unit (D) = C/B (Estimates of Expenditure per month DIVIDE-BY Aggregate Share Units)

5) Charges for your parcel (E) = D * A (Charge per share unit MULTIPLY-BY share units of your parcel)


Example: A=100, B=10,000, C=100,000 then D = 10 and E = 1,000


Note:
1. A, B, C can be obtained from Developer, JMB or your strata title once it's issued
2. A is NOT square meter or square feet. It is normally calculated by a land surveyor appointed by a developer prior to application of strata titles. If strata titles had been issued, then it will appear in your strata title.


Hope this helps.

Is JMB required to furnish Accounting records for the residents?

You mean send accounting report to every resident?

JMB/MC only deal with owner, not resident.

If not mistaken, there is no mandatory that JMB/MC to send accounting report to every owner, but they need to get the account done and audited in every AGM, as required by the strata title law.
But it is good to do so.

Sorry, I meant owners! So holding AGM is mandatory, and so is audited account. v well, guess time for me to check with JMB on whether these are done

wondering if maintenance fee was included with gst?

yes.

since the gst is 0 rated, does that mean maintenance will be slightly lower too?

should be if it was added (not absorbed)....ur q is mainly for your property management co

If I am correct, GST is charged only for commercial title properties. For residential title GST is not applicable.

Well, rightfully without GST your maintenance fee should be lower unless if your property is under residential title, which in this case no GST was charged in the first place, so no change to amount of maintenance fee.

Hi, currently my condo is going to charge the maintenance fees in share unit basis.

1. Do we need to hold an AGM/EGM to get approval from the owners for this conversion?
2. How to convert from sqft basis to Share Unit basis?
3. I went to COB but they told me to follow the formula in Strata Act. May I know which should I follow?

I hope sifus here can help me with my question.

Thank you.

1) I do not think they need to, as share unit calculation is mentioned in the new strata title act already. JMB/MC has the right to use the share unit calculation.

2) Total sq feet available (including accessories parcel like car park, locker etc) / total sqft of the entire building. Share unit basically identical to sqft calculation except adding in accessories parcel, the newer title does stated how much the share unit is, beside the sqft info. So those with extra car park may pay a little more as compared those without.

What is the reasonable maintenance fee per square feet?
My units got 2 parking which added into the equation.

They already raised the maintenance fee because of the parking.
Now coming the next AGM, i suspect they want to increase the maintenance fee again.

My management always no money one:
Car wash hose all leaking everywhere -no money to buy new.
Car park blocking steel guard - got money to install. The car parks almost nobody use which didnt make sense to block it.

Before AGM, never see them do work. Near AGM repair this and that.
Suppose to repair, they dont do. Not suppose to have-they done it.
I guess raising maintenance fee is coming.

Question:
So how many cent per square feet is considered OK for a average condo?
Whta is the fee for a luxury condo and flat as benchmark.
Good reference point to shoot at them if i noticed songlap project by them.

how many units total in ur condo ?

Roughly about 800 units for 3 blocks i guess.

RM0.25 - RM0.30 shall be reasonable

If this is strata development and your JMB/MC still charged your maintenance fee based on sqft, then they are guilty and may faced jail.
They should start charging u based on cost/share unit.

If strata title or proposed share unit by the licensed surveyor is not available, it is JMB/MC duties to identify the share unit based on 1st schedule formula in SMA Act to determine the estimated share unit.

Hi, that why i always any developer offering the so called "FREE Maintenance" for xx months or yr etc..!?

Cause with this trick, they can "avoid" & save tonnes of "Maintenance" money once a project is VP !

Cause , under the new "strata title act malaysia" ; any onsold units from the developer are also subject to pay monthly maintenance fee !?

The same as for unit purchased by invester but yet to rent out or occupy etc....?!

After VP, all units must pay maintenance fees based on share unit, this inclusive both sold and unsold unit.
There is no such thing call "Free maintenance". It only can be developer absorb xxx months of maintenance fees or pay on behalf.

For example, VP on Jan 19, by right when collect key need to pay 4 months maintenance fee for Jan 19, Feb 19, Mar 19 and April 19.

However, developer can mentioned that the collected 4 months maintenance fee is for month of June, July, Aug, Sept 19.
this mean, developer absorb the cost for month Jan, Feb, March, Apr, May <--- " Free 5 months maintenance"

Hi, you are right !
provided one get to see the actual accounting as audited & presented to JMC !

May I know whether car park bay included in build up area of condominium unit?

No.

Same like your air cond ledges.

They are treated differently from your parcel. Otherwise known as "accesaory parcel". The rates charged are different.

In a proper Schedule H SPA, under Appendix or whatever name called, there will be a page with the detail tabulation of ur unit.
For example, Unit No, Area of Unit No, Accessories Parcel, how many accessories parcel, date of agreement, name of purchaser, purchaser price and adjustment price.

So ur built-up area shall always refer to the Unit Area, exclusive of accessories parcel such as car park bay, air con ledge, refuse chamber.

Also, if possible check the built-up area whether is in M2 or in sqft. When the strata title is issued, the area in the title will be in M2 without any decimal point. The different in area shall calculate in M2 instead of sqft.

TQ

The maintainace fees for condo and service apartment is keep on increasing nowadays. I m not sure it is due to inefficient of management by the team or it is due to other reason.

Other than that , I m curious on the average maintainace fees for condo and service apartment in KL, Selangor.

Hope that forumer here can share with us the average maintenance fees in their condo (include sinking fund),

It will be great if u guys share with us the project name, density, facilities and the proposed budget expenditure list in recent year.

Can share your condo details and budget here as well? Is it overrun?

0.33

RM 0.30 inclusive of sinking funds for the current 1,414 sf unit I'm staying in. 25 year old condo.

But it's inevitable that costs will rise as the facilities, lifts, boom gates and other equipment age.

0.32 is what I'm paying..
but it's set to rise future.. still under nego now

Max .35

My condo. Around 370 units, commercial title. Got shop lot . Shop lot might be equivalent to 120 units (roughly estimation base on square feet). Lets assume is 500 units contributing to maintenance fees. Mgmt propose maintenance fees for next yr 0.375 per sf. which is a shocking amount. Currently is 0.275 per SF only. Next yr will be the first yr after defect liability from developer started to end.

The facility is only swimming pool + aqua gym + gym

How to know is it overrun or anything? Currently electricity , security cleaning , Mgmt office is spending 65% of total fund collected every mth.

Mind to share the density of your condo?

4xx

RM0.18 psf (No gym facilities)

0.25 + 0.03

Low density

But very self sustaining and much areas of the condo were improved

Seem like the proposed maintenance fees is unacceptable. What can we do in this situation ya.

Your condo is average quality standard, or above? That shall reflect the fees.

Not more than .35

If proposed higher kena rejected. In future, b4 the fund hit zero, there will be EGM, to raise the fees or no more fund to keep the facilities running 😂