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!

Because of your 'kindness', the same tenant will target another landlord and the whole cycle repeats.

Why bother to pay rent when there are generous landlords.

Maybe one day, the same tenant through his friend will rent your unit again 😂

ok so you use force and fire vs fire they wont rent again ?in future?
so pls give him a solution and rinse this tenant to become an angel in future!
pls advice . based on your logic if you turn nasty they also can get a friend and re rent and revenge what?
any different?

This post has been edited by eymc: Jul 29 2025, 10:45 PM

Nothing to advise for generous landlord. Is your property and money. Do the necessary to ease the burden of your tenants 🤣

Should try this. Already proven!

RM5000 CASH, I'll make them disappear in a day and they wont bother you anymore. PM if you want.

You disappear or the tenant ? 🤑

One landlord here will offer the 5k to tenant to eased his burden wor 🤭

This post has been edited by mini orchard: Aug 6 2025, 06:05 AM

Usually tenant reliant on car. Track the car down, inflict some nuisance here and there (Try no to be life threatening).

Repeat the same thing every few days. Can hire rempit to do those with some money. Let the tenant feels something got something kacau.

Soon, they might leave the place.

Tenant disappear lol. I've faced such problems before, if you check my threads list you can see I had posted something similar but I've realized there's a better method to deal with these kind of people. Tenants will move out ASAP in a day or I give the RM5000 back if they don't move, however depending on how many items they have in the house, there will be a chance that they CANNOT fully move out in a day but they wont stay over anymore. What I'm offering isn't law breaking while YES force is necessary but nothing of it will bite you in the ass unless you renew the contract with the tenant or give them leniency. 😏

This post has been edited by lIAmLegendl: Aug 6 2025, 11:37 PM

For 5k rather let deposit pay for the remaining 2 months la.. lol.

if only they will leave after the contract ends...

This is why investing in properties for rental to private individuals is such a PITA !

Tap lock water source, cut electricity, ask management cancel all ur access/parking card (Tenant have clone ur card).
Mau cakap pe2 ... lai pi balai.

a wise advice indeed

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

https://www.instagram.com/p/DIOh17spSci/

try contact this loyar

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.

sometimes losing 2 mths rent but got peace in life is the way to live a life. just as her go and no need to pay. in life u dont have to win every battle. learn to let go and u realise u shud have done it since last year.

Frankly speaking, this game is not for everyone.

If wanna play safe , better dump your money into EPF

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.

Most probably they already plan to damage ur property

Get a lawyer ASAP to proceed asap

This +1

the tenant already buddy buddy with MO

suspect makan gula2 from her

go hard or go home.

no need mercy.

When you don't pay house loan, will the bank mercy with you?

Just narrating how my buddy handle this scenario, thou it might not be legal

My buddy managed to find out where the tenant work. He and the partner take turns to visit the tenant in his work place, demand to meet the tenant (who is avoid my buddy) at lobby and spend all day hanging out in office lobby.

Eventually the employer got involved and request tenant to resolved ASAP or else they will sack him.

The tenant then agreed to move out.

Raise voice no use, need some show of force/authority. Either get a lawyer involved, or at the very least the police. They already showed intent to hurt your mom and insist that she come in person to collect the rent. Use this to get a police officer to accompany you all, they'll know you're not messing around.

They are bullies, doing passive tactics like electricty and water doesn't really phase them. Instinctively, they see this as you being passive, and afraid of confrontation.

Be prepared for the tribunal route as well. Its not expensive, and most of the time these people will back off at the last minute.

Neither of you are wrong, battles must be picked. In this scenario, I'm personally in favour of scorched earth. When I decide to fight people like this, the mindset is "I don't care the damage done to me, as long as you're hurt". They will pick up on it, and back off of the actual fight 99% of the time.

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.

"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.

Do you think raising my voice at the management and lobby guards would make any difference?"

Any reason for them to obey you? Who are you... their boss?

--+---+---
"BUT SINCE EARLY JULY (this month), the tenant stopped paying rental again.

This tenant's tenancy is ending in September 2025. - What can we do now to force her to pay her rent?"

Nothing... just offset the unpaid rental with the deposits. Get used to the fact that in any rental, one might not get the full 12 months rent in a year. There are good tenants. There are bad tenants. Appreciate the fact that the previous tenants were good. Consider it unfortunate that the current tenant is bad.

Give the tenant notice that the tenancy will not be renew. Do this asap, in writing... give at least 1 month notice.

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.


This post has been edited by mini orchard: Aug 7 2025, 08:10 PM

Go google tenant eviction and start finding a lawyer to draft ur eviction letter

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.🤭

This post has been edited by mini orchard: Aug 8 2025, 08:43 AM

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.

Worst case is when rental cannot cover bank instalment. Is like gip free lodging 🫣

The reason why the TA act cannot be implemented is because the govt cannot decide to give more weight to the tenant or landlord. An Act can be seen as fair but is NEVER fair from tenant or landlord perspective.

This post has been edited by mini orchard: Aug 8 2025, 08:53 AM

good tips, can apply if needed.

true also, but tired lh to fight...
understand sometime need to fight also...
cannot let this kind of habit infect ppl...

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.

There are options available but many people just put the head inside the hole and when suffocate, then start yelling for help.

which type?

CIMDLL ... U go decipher.

That why renting out property so risky not worth it
Kena like tis I bet u sleepless night & anxiety attack easily

at least quick and low cost eviction would provide landlords with protection and minimize their losses

Blessing to all landlords 🤭

hire contractor to remove entrance door and grill door

perfectly legal, even state government also do it this way

later tenant things got stole they will come back sue u i think

on what ground?

not me stole their thing, they are being evicted already and they are squatting at their own risk

If want to personally hand over cash and feel uneasy, get an escort from police and make a visit ??

I doubt it's legal as the tenancy hasn't ended yet.