Hi there,

If I want to extend my kitchen, do I need a drawing from architect for submission to local council?

Anyone have experience on this? How much does it roughly cost? (drawing + submission)

If DBKL, they have a standard drawing which can be purchased at counter. But you have to built exactly like those drawing lar. Bear in mind their standard drawing covers minimum changes.
If you need Architect to draw it, then you are looking at minimum 2 k. Don't take my word for it but it will be expensive.

Usually if it's a minor extension I guess no one would go to the hassle of "requesting" for permits.

Agreed especially if it's back of the house, which is not that visible, but need to be ready for some gov servant that may come to pay a 'visit'.
Most only go for permits if it involves front area or major renovation

Extension of kitchen usually doesn't need submission of drawing from architect.

One just need to visit the authority & apply renovation permit (to avoid future kacau).

But different authority has different regulations.

It's not exactly minor though...

I mean the ground floor would be extended fully to the back with brick and mortar. It's like a little room on it's own.

Someone offered me the service to draw + submit. Not sure necessary or not?

Which area the house located?

extension of a kitchen normally cost how much?

This post has been edited by PillowTwinkleStar: Dec 16 2007, 09:57 PM

under the jurisdiction of MPSJ

RM10-15k on structure works alone.

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Added on December 17, 2007, 9:47 pmIf u didn't 'touch' the original structure of the house, generally speaking, submitting of plans is not necessary.

But on the safe side, apply for permit.

This post has been edited by scorgio: Dec 17 2007, 09:47 PM

else u got 10 times fine of ur drawing fees

extension will require drawing plan to be submitted

back 4 years ago when i extend 2nd house my kitchen plus the 2nd floor room
the height width is totally more then the standard size provided

the people from 'authority' pay me a visit and i 'deal' with them

the drawing was submitted by them is according to legal specification

and manage to stay there peacefully ever after the reno done

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Added on December 18, 2007, 12:04 amworse case scenario

after u reno they ask u to rebuilt the whole thing according to standard + the fine

This post has been edited by PrinceHamsap: Dec 18 2007, 12:04 AM

Heheheh.....I am also doing kitchen extension of my new house with MPSJ - hope yours is not in Bukit Serdang

Anyway, for a simple extension you can purchase a standard plan from MPSJ for RM50 - in my case I am doing like yours - I got the contractor to draw and submit the plan.

Submission fee for MPSJ is ~ 1.6k.

Hi all anyone got good house renovation companies to recommend? I'm looking for someone to sort of like convert a 1 storey house to 2 storeys.

This is not renovate but rather re-build as the foundation for single storey house will not support the load of one & half or double storey.

You mean the renovation permit?

I see... but do you know any companies that does this? Any recommendations.. Currently looking to do this...

bro cwtien, you must be kidding me right Could we have actually brought at the same place? haha

The developer is one lousy SOB right? poor workmanship and talk crap

Err...err.....Mine is Bukit Ciri - which is pretty good. It's at the top of the hill. Is yours the one that got stiffed a few feet of ceiling height?

hehe lucky you

eh not sure what you mean but generally bad workmanship.

I heard few of my neighbour just brought the standard drawing from MPSJ. Not sure whether that works or not?

bro - your 1.6k inclusive of everything? deposit etc. No other cost?

Aiyaks, the renovator came back saying MPSJ submission fee ~ 2.5k

1.3k for submission - then additional fee depends on whether it's ground or first floor. Then there's the architect drawing fee - if you're not using the standard plan. After that there's additional money for every item added in - for instance a tap is an extra RM7.

I was told there is a RM300 deposit, with RM270 refundable.

Blood sucking MPSJ - like that also can...*sigh*

bro i suggest you get a second opinion.

My survey tells me around 1.7k if you are using roof tiles to 2.3k if you are using concrete slab??? as roof.

Well, the contractor showed me the price breakdown - I was reviewing it myself.....

The price is also different depending on whether you're doing ground floor or 1st floor....

Silly me - I didn't realise MPSJ is very webified. Here's the full list of the charges.

http://ocps.mpsj.gov.my/cms/content.jsp?id...940010-d97efabd

link not working bro

I just tried it and it worked. Did you copy and paste it or clicked on the link?

not even start the renovation already cost that much.. haiyaa..

how about if make 'tembok' only at back yard? if no wall being brake, still need all those ka?

What is a 'tembok'?

By the law; as long as you're building something that's not in the plan (not sure about landscaping), you'll need a plan to be approved. Unless you're 'tembok' is not that high and there's no connectivity from your house towards it. i.e. just a piece of wall maybe to shield your back yard or kitchen from the views of ppl.

This post has been edited by b00n: Jan 7 2008, 11:55 AM

ala..kind of not full wall..half brick & the other half..thinking of using grill only, for backyard. anyway, i'll ask experience contractor for that.

Yes it works now

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Added on January 9, 2008, 12:44 pmtembok is wall

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Added on January 9, 2008, 12:45 pmb00n is correct.

I am also not breaking any wall but still need to submit

This post has been edited by X-Zen: Jan 9 2008, 12:45 PM

my contractor tell me there is additional payment to alam flora (the waste management company) of RM1000

do any of you have that item?

Need to clarify with my contractor

also how's the payment like? finish everything then only pay?

This post has been edited by X-Zen: Jan 10 2008, 10:04 AM

*shrug* Mine is included, since my contractor is also the same one doing the 2nd phase launch, so can 'pinjam' the rubbish bin. This is a requirement by MPSJ - it's roughly (I forgot - this is a guesstimate) RM200 per rubbish truck - depends on how much rubbish you're going to generate - for that you get the big industrial rubbish dump to use until it's filled. Normally you'll get billed for it...

For payment, agree with your contractor beforehand. Normally they'll require progress payment or partial payment beforehand since they don't have a lot of cash on hand. Mine so far is 5k (start) + 7k (progress payment). The final 8k is on completion.

sorry bro. what i meant was the payment for the MPSJ architect drawing + submission + approval

or unless your one is done by your contractor together with the extension so pay progressively as you described?

Oh that - that should be upfront. You have to pay MPSJ when submitting anyway. For mine, the initial 5k also included the MPSJ plan submission.

Just to update my fees. Once I know more, I would compile all the info in the first page

Drawing + Submission + Approval = RM1200

Tong Sampah = Rm 500

Processing Fee = RM 265

Total = Rm1965

Almost RM2k d and not yet even start actual work. Heard that MPSJ is more expensive that other Majlis also

If just kitchen, then no need to have the drawing. If your extension can be seen from outside, then you need the drawing.

I think X-Zen is extending by building a wet kitchen that will occupy the backyard area. So will be visible from outside.

You are right. Anyway already confirmed need drawing

my kitchen want to extend 5 feet,and upstair want to do balcony, so have to submit drawing or just can buy the plan?

my master bed room balcony i want to do it as room space,do i need to submit?

hi anybody know how does the MPSJ standard plan look like ?
i mean the design
thanks

we plan to do renovation, rumah teres extend kitchen onto backyard (break old wall + new wall)[2 weeks work]. Heard from contractor these days DBKL come kacau in the housing area (including wet market) so, should i apply permit & what else? how much it cost? can't find any nfo in dbkl website. thanks sifu

Frankly, our local town council and city hall websites are really lacking in information about renovation guidelines.

I've managed to find some home renovation guidelines at the link below. There are for:
Dewan Bandaraya Kuala Lumpur (DBKL)
Majlis Bandaraya Petaling Jaya (MBPJ)
Majlis Perbandaran Subang Jaya (MPSJ)
Majlis Perbandaran Seremban (MPS). MPS's site has the best info... and its in English!

http://renoku.com/index.php/local-town-cou...guidelines.html

The best way to know for sure what the guidelines are to ask the town council/city hall themselves. Cos if the authorities find anything that is not in accordance with the law, the owner gets into trouble. Not the contractor. And not the folks who posted their advice on the forum.

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Added on August 1, 2008, 11:11 amFor those who are wondering whether their renovation requires town council approval, here is MPSJ's (Majlis Perbandaran Subang Jaya) guideline from The Star. Note that other town council's guidelines might differ.

MPSJ’s definition of proper building extensions or renovation:
* Any demolition work done to the original building
* Any extension work done to the original building (enlarging floor area)
* Any renovation work done to the internal building layout
* Construction of car porch, fencing wall, and waste chamber.
* Any other extension or renovation as prescribed in Act 133, Road, Drainage, and Buildings Act 1974

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Added on August 1, 2008, 11:13 amExtending kitchen to backyard will need a permit.

This post has been edited by finn@renoku: Aug 1 2008, 11:13 AM

any1 know the procedure to acquire permit & costs from DBKL? Really worry as some say its ok but one other contractor suggest i do the new wall first (if kacau'e pay them off RMXX.00) then wait *a while* before hacking the old wall but i want to do it straightaway. how ah? thank u.

please dun do that way
u r taking the risk....
for what? troubling urself on and on?

might as well...get advice directly from DBKL
go there...
approach the officer in charge...
ask whatever question u have in mind pertaining ur plan for renovation....
then u will get true picture

avoid la this "suap2" thing....
its for your future maaa...
suap2 but later....no insurance cover etc...u will get the problem in future...

ur mistaken, that thing is what the contractor suggested to me, i didnt say i want to kasi suap ler as i do not condone such acts & i am presently seeking to acquire permit. if cost is too high (i.e need architect drawiings), i cannot afford to pay lor. I plan to visit dbkl office, branch can ar? U mention insurance , i don't have home insurance, whats that gotta do with it anyway care to explain ....me newbie & very confused.

This post has been edited by skippro: Aug 6 2008, 01:44 AM

costing wise...depends on how much do u want to renovate your house...
but what i know...standard charges for architect that I've asked so far is approx RM900 per job

thats only for his drawing skills
other charges involve processing charges (submitting plan and deal with the relevant authorities etc)...mine around RM100

then the charge for renovation area involve in job...
this part will differentiate your total cost with others
the bigger the sqft involves in your renovation job,
the more you need to pay....

and then cost for "tong sampah" for all the debris or rubbish resulted from the renovation job
approx RM200-300, depends on the waste disposal company that provide the service...

i guess thats all...
mine...
i think around 350sqft involve in renovation
total cost including all the above item i mentioned
plus another drawing for RC or what i can't remember...which around RM300
for MPKj - Kajang
RM2050.....

about that insurance
let say u build new structure for your house...
additional room or wall...
once collapse....
if no legal permit given by relevant authorities for that job...
insurance won't cover you for all the damage happen la...
thats the connection...

This post has been edited by myhat: Aug 6 2008, 02:52 PM

According to the website in MPSJ, we need a architect to draw a plan. IS THIS A MUST??

my contractor is asking for Rm2.2K, will return us Rm1.3K after everything is done. This is for permit fee and dustbin fee.

Is this the usual process?

This post has been edited by MayWong: Sep 4 2008, 03:24 PM

zcatz, did u finally need approval from majlis perbandaran for just half-brick-half-grille backyard extension??
tq.

for extension of upstairs rooms for a mere 3 feet space, do we need to get approval?

anyone please email me the contact of the draguhtman that can draw the plan and get it approve by MPSJ?

Anyone who have such conatct pls email to jyyoong@yahoo.com

i was told that if reno more than 15% of the total area, then have to get approval

so if i just extend my room by 2 to 3 feet, no need to get permit

MPSJ mention to me if you knocked the wall then need to get plan drawed

if i apply for renovation permit only can ? then do whatever i want.

or need to cincai choose 1 plan from them ?

how about the tong sampah, it is actually apply from DBKL or contractor will get it ?

Anyone can share the fees (draughstman, MPSJ, etc) involve to extend the backyard with tiled roofing (16 x 10) and just build a wall with a door?

Do you think it's better to use the architects provided by the MPSJ?

Thanks!

Anyone done extension works in PJ area? Do you have any idea how much it would cost for a standard 5ft kitchen extension? Need some feedback on this....What is the procedure and what documents required.

My area is under MPSJ. I paid RM2.5k TOTAL.

This is including everything .. until approval
-runner fee
-alam flora
-architect drawing & approval
-etc

My neighbours paid 3K total. Basically, the whole process should be less than 3k.

This post has been edited by zeese: Jan 21 2010, 09:15 AM

Does this approval thing only apply to landed property? or is it required for condominiums too?

For condo, you would need to get approval from your building management as it would be related to building structure itself. Any changes to the condo structure / wall would eventually would need to be carefully studied.

As for house, you need get approval from local majilis.

Went to MBPJ today to inquired:

Total cost to obtain the permit is Rm1.8k, including 500 for 2 x bins, 350 refundable deposit, 500 for RC plan, etc..etc

Anyone done kitchen extension without a permit? What are the cost and impact?

i pay RM1.5k for drawing and rental plus cagaran for tong sampan/tong roro and some miscelaneous charges of RM700 plus. All in is about RM2300. I employ Zainuddin b.Ya to draw up my extension plan. He sit on Board of Architect Malaysia and also approved panel by MPSJ. You can view his name in the MPSJ listing. The whole process from drawing up to submission up to approval takes about 2 weeks.
The tong roro they will charge for rm270 per tong of less than 3 ton for a period of 2 weeks, after that they will charge RM7 per day as additional charge if u decide to keep the tong for more than 2 weeks.

The permit allow you to renovate your house for a period of 1 year from the date of approval. You will need to exhibit the permit at the site just in case MPSJ people come to audit, but so far my house already renovate for more than 2 weeks they didn't turn up.

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Added on January 23, 2010, 2:31 pmCondo no needla becos all is within the internal area.

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Added on January 23, 2010, 2:32 pmI think the cost very much depend on material use, rough estimation will be something like RM40k i heard.

This post has been edited by Tohsan: Jan 23 2010, 02:32 PM

hey bro, glad that knowing all of us are actualy buying at the same area. Are you phase 3 owner? sorry to ask, hv u gotten ur CF?
yes, poor workman ship. i hv defect highlighted since last year Nov, but they hv yet to respond to me till to-date...
they even told me i will still get their 2 yrs warranty on the date i get my CF...

This post has been edited by findingnemo: Jul 3 2010, 12:18 PM

its been a while since this thread was active.

I'd like to know if anyone could assist me in permit application process in MPSJ today, as in the latest procedure?

my contractor said can just go buy standard backyard/kitchen extension (approx 3-4ft), and submit...cost a few hundred bucks only.

Is that true?

cos im seeing most approvals above require 2k+.

As an Architect, I'd advise you to just go straight to MPSJ, take down all the notes and costs incurred to obtain permit to construct or extend and compare it with what your contractor offers. You're not going to get anythingfrom this forum coz from where I'm standing everyone here is pretty clueless and leaning on other peoples opinion. Better still, bring along your floor plans if you have any, show some photos of what you want to demolish or everything about the house so they can pinpoint concerns you should consider... describe to the technical staff CLEARLY what you want to do... be honest, if u have some crazy idea to build a swimming pool in you terrace house... tell him/her that, listen to his/her response and rational... Don't ask a contractor... they all can can can. Go to both the Planning Department... start from there, then to the Building Department... if necessary to gage what kind of construction ure going up against... go to the Engineers Department.

Council standard drawings are basically done by Chartered Building Draftsman. They're ugly, cheap and may not relay your intents... but they are workable.

Hiring an Architect is basically to skip any of the hassle I mentioned above, and planning to go the extra mile in design. Advice... if you plan to extend your building side ways, ground or first floor... Consult an architect. Getting consultants is not screw you up, but to consult you so you don't get screwed. Design is subjective. If you're talking about fees... its usually 10% of the Cost you want to put in to construction... IE you have a budget of 400K, then fees are 40k for the Arch and 7k for the Eng. Yes its 10%, but there is a limit... any lower (meaning project cost) and u might as well get a building draftsman recommended by your council...

I've done dozens of renovation jobs in Bukit Damansara, TTDI, Ukay Heights and I've dealt with all sort of clients with all sorts of budgets. The one common flaw in all my clients is that they depend on second hand stories and judgement... Please, before you plan to invest in increasing your habitable space, consult with an Architect or visit the local council. All local Councils have different approaches to residential upgrades, depending on topography. better an intelligent spender than a careful spender...

FYI, MPSJ has stop the standard renovation plans effective end of last year. All renovation will need to be drawn and submitted by either a building draftman or Architect. Do pay MPSJ a visit. You can get a list of the submitting draftman or Architect that are registered with the council.
Don't just listen to your contractor. It is advisable that you get the renovation permit approved and display the permit on site during the renovation. Else you could be slapped with a fine of 10X the processing fees.
There are the other Alam Flora fees, etc

Effective from Jan 2010, MPSJ requires all renovation to submit renovation plans using their panel of Architects. They have stopped using the standard renovation plans for kitchen and car porch.
It cost about RM1+k for the preparation and submission. This exclude the other fees to MPSJ.
Alam Flora - 500
permit sampah - 180
plan fees - 140

my bad... you are right..
it should be effective end of 2009, MPSJ has stopped the standard renovation plan. Cos I was there to inquire about my house renovation and that what I was told.
Anyway, I managed to get a building draftsman to get the drawings done, submitted and obtained the necessary approval for around RM1k

Hi there, if i've bought the house with extended kitchen & car posh, how & who i need to check with on whether the extended portion is approved by the local authorities?

The seller

Sorry for tumpang thread.
Check with you all, if a roof is added at the rear portion of a link house.
Only roof, without any wall.
Still need to get approval from local authority?

Depends on the respective local authority of your area. Mostly does not need as it is considered as a canopy.
Anyway, to be sure, you could always check with your local authority

Just go ahead with the works. As the works is consider as minor renovation with only 1 weeks construction period.

i've check through the agent i deal with, he said the onwer did not get any approval from the local authority and i've already sign the s&p. The agent said, lawyer also did not have the juridiction to ask the owner to get approval settle before handing over the key. He said is the normal case and normally plp wont bother bout this. But my case now is im goin to do some renovation of my master bedroom & kitchen. If im goin to get the approval from local authority, im affraid they will prenalty me on the previous extension if they found out. How to avoid this bros...??

How old is your house? If already old house, normally the local authority would not bother much. Anyway, it also depend on your location.
Furthermore you could prove with your S&P that you are the new owner and the existing renovation was done by previous owner.

Are you planning to use either a Building draftman or Architect to submit you renovation application? They should be able to advice you accordingly. Not to worry too much. just enjoy your new house bro.

Yeah, i think i better give them a call.

The work already done. I am trying to purchase a second hand unit link house with this roof done. When i ask for the approval from the current owner. He told me it is not necessary to obtain authority approval. I just wanna double confirm.

Thanks for both of you reply

Hi is it possible to share contacts of draftsman? or some runner to submit my drawings to MBPJ.

Hi Kelvin,

Can you assist me with the contacts??? I wanted to extent my kitchen too.

THanks

PM sent to you. Pls check.

Kelvyn.

Pls PM me the contacts too.

Thanks

Done. Chk ur PM

TS, when u extend ur kitchen, make sure ur ground is competent, else after several years, differential settlement will occur and cracks would be extensive. just a friendly reminder.

Anyone here done back extension for houses in BU? Those 22x85ft version with the back facing main road.

Does anyone know what is the maximum distance from boundary allowed for ground & 1st floor extensions?

suggest you go to mbpj jabatan bangunan for more detail...they are willing to answer your queries.

This post has been edited by kh8668: Nov 1 2011, 01:18 PM

We did ours just like that without any approval with the neighbour.
Most of the people near BU11 and BU12 are doing that, but none of them get proper approval from MBPJ.
It is your own risk to do the back extension. But if you really did it, you will get extra 12 ft long for the back yard.

Hi Zen,

A well-planned extension nearly always adds value. But look at house prices in your local area to gauge how much value another bedroom will add to your property – be careful not to overdevelop.

Finding the perfect builder makes a big difference to a project – and isn’t as hard as you might think. Look around for someone who is dedicated, inventive, highly skilled and adheres to the estimate. It might seem like wishful thinking but they do exist.

Below there is a link, you can watch there builders and architects in action and see all the effort that goes into building dream kitchen extension

youtube


All the best

Peter

Harlo Kelvyn, can u pm me the contact no? Thanks in advance!

Need any draftsman pm me thanks

Any recommendation or tips when applying permit under MPS (Selayang)?

Any draftman to recommend too?