Write a letter to inform them you are not renewing their tenancy and they should vacate the premises by Sep, also remind them that security deposits are not to be used to offset rental, you must communicate in writing of your intention.

When everything goes to court they will check first if landlord has communicated properly with tenant.

Walk in Management Office. Instruct them slow down the water going into your unit. Really slow it down. Make them suffer. Cut off electricity and access card.

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?

Long way to go for many here. You are the very few!
Sharp and mature!     

I beg to differ, I applaud you for your kindness and leniency but this has nothing to do with maturity or being sharp, if you ask me, I would say that being mature is realizing when NOT to be lenient to your aggressor. Case in point: The tenant had threaten to harm OP's mother and had given numerous verbal threats. I think they are way passed the point of sitting down and have a heart to heart conversation, even if it's possible, there's no intention of any reformation, what you are offering is called "Enabling" Thus encouraging them to repeat with other landlords and prolonging this type of behavior, human beings do not reform through slip ups and evasion, they learn it through consequences and rewards. Let's be honest, if OP approach them with your method, who's really being rewarded here? I say them. Now I understand that as landlords; resorting to fire vs fire is futile.. TO SOME EXTENT of course because depending how far you can go, you will prevail, because that's what happened to me. But since the tenancy agreement is ending soon I think it doesn't hurt to go with your approach. If OP wants my service for his own satisfaction he can PM me. Either way I hope OP and his mother are doing well and safe.

TS, better tell your tenant, since so much bad blood, they have to vacate. Let the tenancy agreement lapse, after that tell them to move out.

If not, talk to a lawyer to help draft a lawyer letter to chase them out.

I will let you know, our tenancy laws actually side the tenant. Watch a movie called Pacific Heights starred by Michael Keaton, that is a nightmare tenant. Our laws virtually follow the USA law last time. Once you hand over the keys to the tenant, you gave them tenant possession, they are masters of the property. You want to do eviction? If you are rich, be my guess. Can cost a lot.

Maybe some posters say talk to them nicely, they may be right.

our parliament too busy fighting RnR issues, so they don't bother to make good laws or even to overhaul this obsolete tenancy laws.

The MO is not your friend. And by law they cannot cut the utilities of your tenant.

But based on the fact the tenant just maki hamun at you and your mum, for cutting the utilities, I suspect their knowledge in causing trouble isn't that extensive.

Because you actually broke the law, you can't block access to them, they have vacant possession.

Maybe you can exploit this loophole. Talk to them nicely, that relationships have broken down, you prefer them to move out, give them like 2 months. Else you will get your lawyer, just write the letter to scare them. See what they say?

But deep down, you are actually in the losing side, because if they want to cari pasal with you, they just wait....because eviction notice can cost you maybe up to 6k. And if you cut electricity, they can sue you.

There is NO tenancy law in Malaysia.

The TA comes under the Contract Act .... i.e. the terms in the TA are negotiated and agreed between the landlord and tenant,

There is also no subsale SnP Act. So one cannot say the SnP sides the buyer. So if there is a breached, one can only blame the lawyer. 🤭

If either party breached the contract, there are provisions in the TA for the aggrieved party to take action within the confine of the law.

Even when the TA is passed by parliament eventually, the rights of tenant and landlord are about the same today ... i.e. get an eviction court order. Maybe disconnecting utilities then may be an offense under the TA Act.

I foresee not much protections for landlord under the new TA Act, except maybe with quicker application for eviction order and lower cost, with landlord diy.

QUICKER EVICTION AND LOWER COST IS THE PROTECTION FOR THE LANDLORD

But it may not cover for damaged to property, outstanding rental and utilities bill. 🤑

Allowing a stranger to stay in a 500k property is oredi a losing game for landlords from the start of TA. 🤭

Nothing tabled, nothing debated yet, we will never know if the law will change, if this law ever gets through, since so many other laws needed to be done via parliament.

So we can't say that this is not covered.

Even if it doesn't have this provision for damage.

Evicting the tenant earlier than expected, and saving huge costs or damage that will incur further with longer stay, will help landlord to minimize the losses.

This is a huge chance.

Of course we would have liked it further if we can claim damages, we can still do it by contract law. But as you know, that would incur another round of legal expenses and the tenant could still not pay.

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!

I beg to differ, I applaud you for your kindness and leniency but this has nothing to do with maturity or being sharp, if you ask me, I would say that being mature is realizing when NOT to be lenient to your aggressor. Case in point: The tenant had threaten to harm OP's mother and had given numerous verbal threats. I think they are way passed the point of sitting down and have a heart to heart conversation, even if it's possible, there's no intention of any reformation, what you are offering is called "Enabling" Thus encouraging them to repeat with other landlords and prolonging this type of behavior, human beings do not reform through slip ups and evasion, they learn it through consequences and rewards. Let's be honest, if OP approach them with your method, who's really being rewarded here? I say them. Now I understand that as landlords; resorting to fire vs fire is futile.. TO SOME EXTENT of course because depending how far you can go, you will prevail, because that's what happened to me. But since the tenancy agreement is ending soon I think it doesn't hurt to go with your approach. If OP wants my service for his own satisfaction he can PM me. Either way I hope OP and his mother are doing well and safe.

But it may not cover for damaged to property, outstanding rental and utilities bill. 🤑

Allowing a stranger to stay in a 500k property is oredi a losing game for landlords from the start of TA.🤭

This is a risk, just like riding a motorbike, it’s very risky. You can’t expect 100% safety unless you don’t ride or rent at all.

The Tenancy Act tends to focus more on preventing discrimination, such as not renting to certain races, rather than protecting the owner.

But of course, they won’t implement it because it wouldn’t work due to differences in religious beliefs and food customs. You just can’t mix those things together no matter what.

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?

which type?