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Get approval for renovations or face hassles when selling house

MANY homeowners are not aware that failure to obtain the local authority’s approval to carry out home modification can spell disaster when they plan to sell their property later.

As unapproved renovations are not documented, the value of the property can be lower than the price quoted by them because the additional structures and facilities are not in the original building plan.

If the documents are in order, the value of the property can be enhanced.

Banks and financial institutions also request for documents including a certificate of completion (CCC) when granting a housing loan, while insurance claims can also be affected if renovation works are carried out without approval.

This rule is provided for under the Street, Drainage and Building Act 1974.

Ampang Jaya Municipal Council (MPAJ) Buildings and Architecture Department director Ahmad Alhairi Mohamed Yusuf said when any changes were made to the original building, homeowners must have council approval before they could carry out the works.

“Most times, property owners will just carry out the works by engaging a contractor as they think it is just a minor modification.

“But when it comes to selling or transferring ownership of the property, they can run into problems as all building works including renovation and extension need a CCC,” he said.

He added that property valuation could also be affected without the approval.

Some of the most common home renovations are kitchen extension, additional or merging of rooms, and adding another floor such as from single to double-storey or more.

Legalisation

In a bid to tackle the issue of illegal extensions and renovations, MPAJ is undergoing a year-long exercise to help homeowners obtain permit for work carried out.

The ongoing programme, launched in July, will end on June 30, 2023.

“The legalisation programme has various benefits besides ensuring that all construction is approved by MPAJ.

“It will help homeowners to obtain their CCC as well as easing the buying and selling process, insurance claims and others,” said Ahmad Alhairi.

The programme, however, is open only to those living in landed properties and are subject to MPAJ’s building regulations and guidelines.

“However, we allow some accommodation to the guidelines, but owners will have to discuss the matter with us,” he said.

Under the programme, homeowners can gain retrospective approval for modifications within their property boundary.

Ahmad Alhairi said that over 70 property owners had so far filed applications under the programme.

Homeowners in stratified residences like flats, apartments and condominiums are tied to the Street, Drainage and Building Act 1974 (Act 133) and Strata Management Act 2013 (Act 757), whereby the property owner’s space is confined to their lot only.

Several people whom StarMetro spoke to, said the situation had become rampant due to lack of enforcement.

When Mohd Ilya, 45, first noticed his ground floor neighbour extending their unit to cover part of the walkway a few years ago, no one complained.

“It has become normal for the downstairs residents to renovate their units.

“There is nothing much we can do about it as there is no active management here. The authorities also seem to close an eye because no one complained,” he told StarMetro.

He said when he first moved into the low-cost apartment block in Ampang Jaya, also known as Pangsapuri 610, some 15 years ago, it was still in good condition.

“At the time there were one or two who had done it, but not like it is today where almost all the downstairs units have been renovated.”

Mohd Ilya said the main reason for the illegal extension was because the units were small at either 500sq metres or 800sq m.

“One unit could have about four to six members of a family, so extra space is needed,” he added.

A resident who had done some extension to her flat, said there was not enough bedrooms for the five people in her household and they could not afford to move out.

“I don’t think we are causing a problem as we are not ‘blocking’ anyone,” said the resident identified only as Jaya.

In May, an enforcement action by MPAJ on a partially-built illegal extension was widely praised, but many noted there was no action on completed extensions.

Following the demolition of the extension at a ground floor unit at Flat PKNS AU3 in Taman Keramat, MPAJ said 62 notices were issued to other owners to remove all illegal extensions at their premises.

Source from: https://www.thestar.com.my/metro/metro-news/2022/08/16/get-approval-for-renovations-or-face-hassles-when-selling-house

𝑲𝑨𝑴𝑰 𝑴𝑬𝑴𝑩𝑼𝑲𝑨 𝑱𝑨𝑾𝑨𝑻𝑨𝑵 𝑲𝑶𝑺𝑶𝑵𝑮 :
Asssalamualaikum, kami ZQ syarikat perunding dan kontraktor membuka kerjaya (tetap) mengembangkan lagi syarikat dalam membantu team designer dan pelukis pelan kami seperti di bawah :
Skop kerja :
1) Menyediakan lukisan detail dan pelan rumah untuk kegunaan kerja-kerja pembinaan di tapak.
2) Membantu designer menyediakan rekabentuk 3D Model.
3) Memahami teknikaliti dan praktikaliti construction system.
4) Boleh berkomunikasi dengan baik dan bekerjasama dalam satu kumpulan.
Syarat & Kelayakan :
1) Warganegara ( lelaki )
2) Mempunyai sijil atau diploma dalam bidang Architecture/ Building Construction/ Drafter/ apa-apa bidang yang berkaitan.
3) Boleh mengunakan AutoCAD dan 3D Sketchup.
4) Mempunyai pengalaman 1 tahun/ Intermediate/ Fresh Grad.
5) Advantage kepada yang boleh membuat Submission Plan PBT.
Cara Permohonan :
1) Boleh hantarkan resume dan portfolio ke alamat email kerjaya syarikat [email protected]
2) Beserta salary expectation
3) Atau boleh hubungi HR : 018-3998769
Alamat HQ syarikat : Saujana Rawang/Country Homes Rawang

Majlis Daerah Hulu Selangor (MDHS) Architect Services & Drawing Submission Services

Selayang Municipal Council (MPS) Architect Services & Drawing Submission Services

Petaling Jaya City Council (MBPJ) Architect Services & Drawing Submission Services

Shah Alam City Council (MBSA) Architect Services & Drawing Submission Services

Subang Jaya Municipal Council (MBSJ) Architect Services & Drawing Submission Services

Klang Municipal Council (MPK) Architect Services & Drawing Submission Services

Sepang Municipal Council (MP Sepang) Architect Services & Drawing Submission Services

PROGRAM PEMUTIHAN KILANG

PETALING JAYA: Kerajaan Selangor akan menyambung program pemutihan memandangkan tidak sampai 1,000 daripada 7,221 kilang tanpa kebenaran (KTK) berjaya diputihkan sejak 2006 hingga kini.

Exco Kerajaan Tempatan dan Pelancongan, Ng Suee Lim, berkata walaupun program pemutihan telah tamat, arahan untuk menyambungnya akan dikeluarkan sebelum dasar dirangka pada tahun depan.

“Lebih 7,000 jumlah kilang tanpa kebenaran di Selangor dan hanya tujuh peratus berjaya diputihkan yang mana ia tidak sampai 1,000 pun. Ada juga kilang yang masih dalam proses pemutihan (belum lengkap).

Our services cover a wide range of renovation and construction
-Construction of new buildings
Rebuilding existing structures
Upgrading existing buildings with additional floors
Enlarging or adding to existing structures, such as car porches, kitchens, living halls, or bedrooms
Altering the interior or exterior of existing structures or facades
Partial or complete demolition of structures
Increasing occupant load in a space
Major repairs that are not part of regular maintenance
Changing the occupancy classification of any part of a building, including:
Converting a shop lot into a budget hotel
Converting a residential unit into commercial usage
Converting a residential unit into a kindergarten
Converting a warehouse into a factory

Welcome to our Architect & civil and structural Engineer firm! We specialize in providing professional architectural & civil and structural consultancy services for small and medium-sized residential, commercial, and industrial projects. Our core services include the preparation of design drawings and the submission of plans for building permits to obtain approval from local authorities and agencies such as JPS, IWK, Air Selangor and BOMBA.

We understand that every project is unique, and we work closely with our clients to ensure that their specific requirements and needs are met. Whether you are looking to build a new building, renovation or extension your residential, commercial or industrial, we have the expertise and experience to deliver high-quality design solutions that meet your goals and budget.

Majlis Penbandaran Ampang Jaya (MPAJ) Architect Services & Drawing Submission Services

Kuala Lumpur City Hall (DBKL) Architect Services & Drawing Submission Services

IF YOU INTEND TO RENOVATE OR REBUILD YOUR PROPERTY, A RENOVATION PERMIT AND PLAN APPROVAL FOR RENOVATION WORKS ARE REQUIRED.

Example:
If you own a double-storey corner lot terrace house and are considering extending it both at the front and back, you need to engage an Architect and Structural Engineer. A Town Planner must also be appointed when extending your house, particularly if the added space exceeds 50% of the original built-up area. Additionally, if you are upgrading your house by constructing an additional floor, a Town Planner will be involved.

Building Setbacks
Different Local Authorities have different guidelines, but generally, they are as follows:

Front Wall:
Setbacks of 20 feet are required from the front wall to the main gate, fencing, or boundary line.

Car Porch Extension or Enlargement:
Setbacks of 10 feet are required from the car porch's column to the main gate, fencing, or boundary line.

Back Portion of the House:
You are allowed to extend up to the boundary line.

Side Portion of the House:
Some local authorities allow a 10-foot setback, while others allow a 20-foot setback.


Upgrade from Single Storey to 2 Storeys:
Some local authorities allow the construction of one additional storey, some allow for a half storey, and some may not permit it. Building Bylaws may change over time.

Lighting and Ventilation:
Every room and toilet must provide direct natural lighting and ventilation.

Borang B Application
Once the building permit is obtained, Borang B must be submitted before the renovation works begin. The purpose of the Borang B application is to notify the local authority that the renovation works are about to commence.

CCC Application
Upon completion of the entire renovation works, the CCC application must be submitted. To apply for CCC, G Form must be prepared, and 21 G forms have to be submitted to the relevant government agencies. After submitting all the forms, a site inspection by the local authority’s officer is required. If the property is commercial, industrial, or a kindergarten, this will involve BOMBA inspection.

Penalty
If the owner proceeds with the work without a building permit, the local authority has the right to issue a fine. The fine will be imposed at 10 times or 20 times the processing fees, depending on the Local Authorities. They also have the right to issue a Stop Works Order.

Engaging Consultants
Some owners prefer their contractors to include architectural and civil & structural engineering consultancy services in the contract or agreement. However, as an owner, you must ensure that the building permit application is carried out by a Registered Professional Architect and a Registered Professional Engineer, not a Runner. Nowadays, CCC is crucial. You must make sure you receive it upon completion of the renovation works because, in the future, when you wish to sell your house, the buyer’s lawyer will ask for the CCC.

Supporting Documents
The following documents must be submitted when applying for building plan approval:
Photocopy of the full set Sales & Purchase Agreement
Photocopy of the full set Tenancy Agreement (if any)
Photocopy of the full set Land Title
Photocopy of the latest paid Assessment
Photocopy of the latest paid Quit Rent
Photocopy of CF / CCC / Form F
Photocopy of NRIC of the Owner / Tenant (if any)
Photocopy of Company Registration and Borang 49 (if any)
Photocopy of existing building plans (usually attached with the S&P)
A set of photos for the front, side, and back of the house
Cost for the Entire Process

Consultancy Fee:
Architect fee
Structural Engineer fee
Town Planner fee (if any)
Fees payable to local authority:
Processing fee
Deposit
Waste disposal bin rental
Fee for extension of time (subjective)
These fees are to be borne by the property owner.

Time Duration of Obtaining the Building Permit / Building Plan Approval
Preparation of building plan: 1-2 weeks
Preparation of structural plans and calculation report: 1-2 weeks (including drawing comments, amendments, and revisions)
Estimate of obtaining the building permit: 1-2 months, subject to local authority’s comments

Consultancy fee

Architect fee

Structural Engineer fee

Town Planner fee (if any)

Fees payable to local authority:

Processing fee

Deposit

Waste disposal bin rental

Fee for extension of time (subjective)

These fees are to be borne by the property owner.

Time Duration of Obtaining the Building Permit / Building Plan Approval
Preparation of building plan: 1-2 weeks
Preparation of structural plans and calculation report: 1-2 weeks (including drawing comments, amendments, and revisions)
Estimate of obtaining the building permit: 1-2 months, subject to local authority’s comments

Supporting Documents
The following documents must be submitted when applying for building plan approval:

1. Photocopy of the full set Sales & Purchase Agreement

2. Photocopy of the full set Tenancy Agreement (if any)

3. Photocopy of the full set Land Title

4. Photocopy of the latest paid Assessment

5. Photocopy of the latest paid Quit Rent

6. Photocopy of CF / CCC / Form F

7. Photocopy of NRIC of the Owner / Tenant (if any)

8. Photocopy of Company Registration and Borang 49 (if any)

9. Photocopy of existing building plans (usually attached with the S&P)

10. A set of photos for the front, side, and back of the house

MUST HAVE A PERMIT IF YOU WANT TO MODIFY A HOUSE If you know that almost all renovation work MUST have a permit from the PBT (Local Authority) regardless of whether it is a strata type house or an individual tilt type house, the difference is the type of work done

1. Type of Work Small Work This is like changing doors/windows, installing tiles, iron grating, plaster celling, electrical wiring, opening the roof, installing awnings and small work involving breaking walls, this depends on the PBT of each region. If breaking the wall falls in the category below 👇

2. In addition to Small Jobs Including breaking walls, adding a new house structure, increasing the area of ​​the house that can interfere with the house structure For this, the home owner needs to apply for house building plan approval through a certified PSP (Principal Submission Person) that is a registered architect. If Srata House And if your house is a strata type, the first application must be made to the management which is JMB (Join Management) then to PSP and PBT

Hope this info benefits from our enlightenment and experience

Submission Architect Plan Complete:-

✅ Submission Local Council/Keluslusan Majlis
✅ Floor Plan / Pelan Lantai
✅Roof Plan / Pelan Bumbung
✅ Evolution 4 side / Pandangan 4 Sisi
✅ Redesign Plan / Lukis Semula Pelan
✅3D

WAJIB ADA PERMIT RENOVATION JIKA TAK NAK KENA KOMPUAN DARI PIHAK BERKUASA TEMPATAN ( PBT ) MAKSIMUM RM 25K

Wajib Ada permit jika nak Ubahsuai Rumah

Kalau anda tak Tahu hampir semua rumah WAJIB ade permit renovation Dari PBT

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