To the dear bros and sis that helped earlier this year - https://forum.lowyat.net/index.php?showtopic=5503269&hl= . This time, the same tenant from hell is causing my mom headache again.

In January (thanks to you all), I managed to cut the electricity, and the tenant paid right away. Even over the months, the tenant also didn't want to pay her rental, and we blocked the access cards, and she paid right away. This went on for a few months, and for the past 2 months, my mom had peace for awhile when the tenant knew she had to pay everything , or risk getting cut or blocked from her unit.

BUT SINCE EARLY JULY (this month), the tenant stopped paying rental again. And all the drama started - the tenant started threatening and scolding my mom with vulgar languages . Even threatening my mom to go over to the unit so that she can "give my mom a tight slap" (exact words), and once even told my mom to go over to the unit because the tenant's family and elders are there . The elders want to "speak" to my mom and hand her the rental in cash.. This was all an attempt to make my mom go over so they could scold her instead (and God knows what else they may do to my mom? It's too dangerous.).. The damn tenant dares to do this because my mom already 70yrs+, so she dares to bully her.

This month, we tried blocking the access cards again, but somehow she still manage to enter her unit (we suspect she has bribed the guards and management) , because even after officially reported and complained to the Management Office has been useless. The tenant is still able to enter the unit everyday up until now. We have also made police report, but police say can't do anything, because crime hasn't been committed yet.

This tenant's tenancy is ending in September 2025. - What can we do now to force her to pay her rent? . I researched about tribunal court, but many seem to say that court method would be a tedious and expensive process, so not worth it (especially now since only 2 months left).

I think the tenant's plan is to drag this on until her tenancy ends, and force my mom to use the deposit to cover the rental payments. BUT judging from the hell over the months, I believe my mom's unit could be in quite bad condition already. I just feel bad that my mom needs to go through all these stress, and then in the end after tenant leaves, still fork out her own money later on to repair all the damages. (I'll definitely cover for her too)

I am taking leave tomorrow, to go with my mom to the management office. She has been doing all these reports/complains alone all these while because I couldn't do it with her during the weekdays due to my work schedule.

Do you think raising my voice at the management and lobby guards would make any difference? Should I make a scene? I'm seriously very angry that even the management is not helping now. What is my mom paying maintenance fee for, if there is a security breach, and management is not doing their job?

This post has been edited by 27needles: Jul 29 2025, 03:08 PM

thats harassment & intention of harm already, with this you can show police and ask for eviction + protection. especially when collect cash can ask police escort.

Your tenant most likely clone the cards. Appears that you mgmt is useless. For eg, my condo mgmt if they catch some joker using clone card, they will straight away ban it. They know, because when they enter leave, condo mgmt can see.

try talking to your mgmt again, make sure they take concrete steps.

this tenant so vulgar, you tell them la, pay rent in time then don't get this things cut lah.

Your tenancy agreeement sure say must pay by the 5th, right? so tell the farking tenant to shut their pipe hole. What right they have to shout back? they sign agreement and agreed to pay in time. What's with all that entitlement?

I be honest, better evict them lah. Maybe get a lawyer to write letter to buzz them out. But inform them first, if they shout and vulgar, then you tell them one last chance, late rental payment and vulgar words, they should move out, tell them "you want to move out or not? otherwise pay your rent in time and don't use vulgar words at me".

Chase the tenant every day after deadline to pay. watsapp and call - you name it.

Is your property still under loan? then tell the stupid tenant, you have to pay the loan, if they don't pay the rent, how you gonna pay the loan. Tell them this.

i thought u cut electric?

People who talk big and shout loud got no balls when confronted.

'bro .... you boy or girl, ..... touch me lar' 🤣

Go confront him once to full settle issue.

This post has been edited by mini orchard: Jul 29 2025, 03:36 PM

I thibk you should make a scene with the management. Else they don't care. Come to think of it it's your mom. If it's me I would give them hell.

Bring another person as the videographer. Be prepared to viral the thing n tag the ministry in charge. I belive it's one of the DAP menteris. Do not give face.

I Baca also Panas Wei. Why got this kind of scum specious exist one. Not ashamed ke? If my family do this I ahake writ. Spoil family name!

I would have kick them out the instance they play trick.
I kena before, too kind to people sad story, turns out I am the fool. Tenant didn't pay utilities and drag until owes 3k+, then ghosted me whatapps, call, msg.... yoo...stressful and sleepless night .... After the experience, I now have no mercy for tenant.
This rice no easy eat....

This post has been edited by galkelly: Jul 29 2025, 03:48 PM

"This tenant's tenancy is ending in September 2025."

Your main concern now is after the tenancy agreement have finish will they move out or not

Dont go alone with your mom, if you have friends ask their help to follow you (the more people the better)

Always take video of proof if they suddenly become aggressive

Since tenant is getting vulgar and aggressive, you may want to consider using bouncers and kick them out permanently. No point getting them to pay again, then rinse and repeat.

I brought my police friend in uniform. Tenant vacated quietly.

Distress Act:
Landlords can also pursue legal action under the Distress Act 1951 to seize and auction off a tenant's belongings to recover unpaid rent.

Long legal way, but yeap.. one of the way - and you did mention the agreement ending in September 2025. <- You need to be ready for when they CONTINUE to stay despite the agreement ended, you never know these thick skin ppl tarak malu punya.

I feel sorry for your mom.

Please do not let your mom go through this emotional stress at this age.

I suspect she may have gone through the security via 3rd party car. For example ride on e-hailing car asking for drop off, or friend's car saying to deliver an item, thus security not bother checking who's and what's inside the vehicle other than the driver. Speaking from delivery experiences, almost all of the securities I have been so far won't check one by one who's in the vehicle before letting the car go through the gate temporary for "drop off".

But if I were you I wouldn't make a scene on the securities, more like to the managements. If they don't wanna help your mom then they deserve to get a shouting or two. Or alternatively swap your door lock after confirming the house got no one and she is outside the house.

2 ways that i can saw this

1. if police report is made and cops say nothing can be done because this is threatening...escalate the report to SISPAA
2. if you're daring enough, make the crime happen since she wanted the crime to happen(make sure to record everything)

This post has been edited by MR_alien: Jul 29 2025, 06:12 PM

since u managed to cut the electricity before...
just cut it again til they cannot tahan and move out...

the management also can drop the water pressure until it's a trickle rendering it almost useless...its just a backdoor way cos legally cannot cut...

This post has been edited by Everdying: Jul 29 2025, 06:52 PM

Get a tap lock and lock the water tap and cut off the electricity.

Secondly inform them to move out since there’s outstanding.

No point for u to shout at security. They are paid to do what they do and only take orders from their boss. Pls don’t say u paid their wages lol

But u can make a scene at the management and default on management so they will block all access. That’s some shitty management u have to be honest. Or maybe they just don’t want to be involved in any tenancy disputes. But again they should be able to take ur order as the owner. Block all access to the unit.

I think its time to hire some gangster NGO to visit the tenant..

Maybe try semboyan malaysia?

https://www.facebook.com/share/1UPF3Pi4QH/

bro based on my vast experience fire vs fire landlord lose. We as landlord at this stage of your story still can salvage min damage before you lose more!

only kindness and empathy can beat your tenant! Go in and sit down let them talk hear them out even you know its nonsense but " show empathy " no choice after hearing their story take your time come back to them in a few days and plan you total cost "lost" to evict them!

since you know got 2 more months to go got deposit get this chance to go in and have a look and chat. Example offer them back a good gesture 1 month refund now no need pay last month rent. Before everything expires all lose lose.

You got to offer something in hand for them to ease out and move ,cause from the situation you already know they are having difficulty.

short story my last tenant owe me total 6k rent yet i still fork out RM2k to get them a new place to move on. It work. At least nightmare stops. Money can find but if you go on fire vs fire you are in for a ride!...like i said you better calculate risk. at least my way all get moving my unit is back for rent in 2 weeeks. If use lawyer la bla bla can gurantee i spend more then above!

i pray and hope this can ease your mind! Good luck!

so far my record fire vs fire always worst outcome!
kindness and smart wins all the time! ( lesser damage )
dont go chase after "fairness" and whose right or wrong seriously no point one once you are mature and you think back you will see the clear picture!