Previously I shared about my relative’s case: they rented out their house to a man who was always late on both rental and utilities. For around 8 months, the tenant dragged payments, and the TNB bill shot up to RM1,000 after 4 months of no payment. On top of that, the tenant also owed 3–4 months’ rent. When the red letter from TNB came, my relative was asking whether it was legal to request TNB to cut the electricity directly, without going through the Distress Act 1951. At that time, we were also looking into legal eviction notice procedures.

https://forum.lowyat.net/index.php?showtopic=5514599&hl=

Now here’s the update — and things have gotten worse.

The same tenant has basically turned into a squatter for almost 11++ months (from what my relative mention). They’ve been heavily using electricity and water but refusing to pay the bills. Out of frustration, my relative finally called up TNB, and they cut off the fuse. But shockingly, the tenant somehow managed to get another fuse and secretly reconnected the electricity at night using my relative’s account. On top of that, they’ve been racking up about RM100++ in water bills every month (the house in Selangor....).

And here’s the biggest frustration: despite all this abuse, legally the tenant can still stay in the house until the 1-year tenancy agreement ends. My relative cannot simply kick them out before that, because tenancy laws in Malaysia tend to protect tenants until the contract finishes, unless there’s a clear legal breach proven in court.

So right now, my relative has filed a Small Claims Court hearing against the tenant. But the main question remains: what else can be done legally to evict them faster?

From what I’ve read and gathered, these are the legal routes:

Specific Relief Act 1950 (Section 7) – gives landlords the right to reclaim possession, but usually enforceable only after tenancy expires, unless the court rules that the tenant has clearly breached the tenancy.

Distress Act 1951 – allows landlords to recover unpaid rent through court action (not by themselves).

Small Claims Court – for claims up to RM5,000. Bigger claims must go to Civil Court.

Seems like once the court grants the order, a bailiff can enforce eviction legally.

It’s really unfair when squatters get to stay rent-free for near a year, while owners suffer losses month after month. If anyone here has successfully dealt with such tenants in Malaysia, would appreciate if you could share what legal steps actually worked?

Squatters will always be protected.

Landlords will need to engage a debt collector or lawyer to kick these maggots out.

need new law

You will need to engage a lawyer and bring this matter to Court on the squatters issue.

Lodge police report too that your house is being occupied by squatter.

TNB theft can lodge with TNB directly. Because when TNB takes out the fuse, they will put a letter there. And if the electricity still runs, the tenant will be in trouble.

Heard from my relative say hiring a lawyer needs RM 30k just to evict them.

This post has been edited by Mike.Chang: Aug 20 2025, 04:43 PM

Funny you say the last part, TNB might come back it is under your legal name using that TNB account.

While you are the one that requested from TNB to pull out the fuse, yet the tenant find a third party fuse online and reconnect the meter.

Then if you have no evidence prove your tenant who bought in a fuse abused the meter. TNB will just victim blame back to the TNB Meter registered owner's fault.

So I guess the next necessary steps might be calling TNB to completely disconnect the entire meter.

Property owner got work with TNB?

Evidence? Go at night and take photo?

Here is the steps I found

https://www.propertyguru.com.my/property-gu...-malaysia-13335

court order dah dapat belum?
get court order then can direct halau them already.
together with police and management team (if got)

Since the TNB account is under the landlord's name, I believe u can request to cut it.

As for the tenant making noise, just tell them to apply TNB under their own name and refund back the utilities deposit.

Legally, u only renting an empty property without utilities. Tricky part is to sign back the TA.

Serious answers ... Pay the 30k to ahlong to get faster evictions 🤑

This post has been edited by mini orchard: Aug 20 2025, 10:13 PM

Whatever reason tenants give, always cut Water n electric which under ur name if there is delay in payment

Next is jus make life inconvenience for the squatters. Change lock, remove doors, remove windows, renovation, u think think Kasi creative sikit

This post has been edited by pisces88: Aug 21 2025, 03:02 AM

Dont just cabut the fuse. Close the account. Tnb will cabut the meter as well

11 months, mind as well can an eviction order.

yeah cost you 6k...but do you want another 11 months of lost income?

get a lawyer quickly

Your only hope is to call lawyer if you plan to do it legally.