Jabatan Ketua Pengarah Tanah dan Galian Portal - Strata Title

Friday, 04 September 2009 09:19 - Last Updated Tuesday, 29 June 2010 17:35

WHAT IS STRATA TITLE?

Strata title is a form of ownership devised for multi-level of multi-storey buildings or blocks or
multi-layer of land parcels erected on a piece of alienated land. The 'strata' part of the term
refers to subdivided units being on different levels, or "strata".

Strata title was first introduced in 1966 by the Malaysian National Land Code 1965, to better
cope with the legal ownership of multi-storey buildings. Previously, it was known as subsidiary
titles by reference to the buildings erected on alienated land. By 2007 strata titles legislative
amendment, the strata titles concept was extended to be applied for land parcels created on
alienated land.

Strata Title Schemes are composed of individual parcels and common property together with a
self-governance of strata corporation system known as Management Corporation. Parcels are
either apartments, condominiums, town houses, commercial complexes, Gated Community
Units, or others and each is shown on the title as being owned by a Parcel Owner. Common
Property is defined as everything else on a piece of alienated land that is not comprised in a
parcel, such as common stairwells, driveways, roofs, gardens and so on.

STRATA TITLE GLOSSARY

PARCEL

In a strata scheme, a unit of strata subdivision is referred to as a "parcel".  

AGGREGATE SHARE UNITS

The total of all the individual share unit entitlements in the strata scheme.

SHARE UNITS ENTITLEMENT

Each parcel  is given a "share units entitlement" and this is shown on the strata plan. The
amount of  the  share
units entitlement varies depending on a number of factors, eg. the size of the parcel, the
location of the parcel,
the selling price of the parcel, the market value of the parcel, etc. Levies payable are calculated
on the basis  of share unit entitlements meaning the larger your share unit of entitlement the
more levies you pay.

COMMON PROPERTY

The area of land and building in the strata scheme which do not form part of any parcel or
accessory parcel.

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MANAGEMENT CORPORATION

Collectively the owners of the parcels in the strata scheme. This is formed automatically when
the strata titles is
registered by opening of a Book of Strata Register.

ACCESSORY PARCEL

In a strata scheme, a unit of strata subdivision is intended to be used for a "parcel".  

MANAGEMENT FUND

Levies are paid into this fund to cover day-to-day expenses of  the  management  corporation, 
i.e.  electricity,
gardening, insurance, routine repairs and maintenance of common property.

SPECIAL ACCOUNT

Levies paid into this account to cover periodic expenditures such as renewal and replacement
of  fixtures  and
fittings, eg painting, stairwell carpets; or lump sum contribution to cover either unplanned  or 
underestimated
expenditure.

AGENDA

A list of motions to be voted upon at a meeting.

BY-LAWS

A set of "rules" set out in the Third Schedule of the Strata Titles Act 1985  that  the  residents 
(owners  and
tenants) in the strata scheme must follow.  These  can be  added at a  general meeting of  the 
management
corporation. All additional by-laws are not the same so it is wise to obtain a copy of the current
by-laws for the
strata scheme involved.

EXCLUSIVE USE

This is when a special right is granted  to an owner to use  part of  common property i.e.
exclusive use of a car
space located on common property.

COUNCIL MEMBERS

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Elected representatives of the parcel owners. Election takes place at each annual general
meeting. The powers
of the Council Members are subject to restrictions may be imposed by the management
corporation.

GENERAL MEETING

A meeting of parcel owners and other interested parties (as noted on the strata roll) who have
been advised
by notice of a proposed meeting. The management corporation is required to convene and hold
a general
meeting once a year.

INITIAL PERIOD

The period in which the original  proprietor of alienated  land still  owns strata parcels and the
sum of the  share units of those strata parcels comprise of 1/4 of the total unit entitlement of the
scheme has been transferred to the purchasers.

The term is defined as:

"to commence on the day that the Management  Corporation is  constituted (date of registration
of the  strata
titles) and to end on the day when there are proprietors of parcels, other than the  original
proprietor, the sum
of whose unit entitlements are at least one-quarter of the aggregate unit entitlement".

There are certain restrictions during the initial period. For detailed information refer Strata Titles
Act 1985.

MOTION

A proposal for consideration by a meeting.

ORIGINAL PROPRIETOR

The owner of the strata scheme when the strata titles is registered.

PROXY

A person appointed in writing by parcel  owner to  attend the  management  corporation meeting
and vote on
that person's behalf.

RESOLUTION

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A decision made at a meeting.

SPECIAL RESOLUTION

A motion against which not more than 25% of the value of the vote is cast (based on share unit
entitlement).

STRATA MANAGING AGENT

A person or body  appointed  by the  management  corporation or  by the  Commissioner of

Building (COB) as a
managing agent to manage  the  strata  scheme and delegated  certain functions.  Appointment 
must be  at a
general meeting of the  management  corporation and  subsequently followed by making an 
application  to the
COB for final decision.

STRATA PLAN

This is the plan registered at the Land  Titles  Office which  shows the  building on the land 
indicating  lots and common property.

STRATA ROLL

This is a register of the owners of each parcel in the strata scheme. It also includes the name of
any
mortgagee, chargee or lessee (if notified).

UNANIMOUS RESOLUTION

A motion against which no vote is cast.

STRATA TITLES ACT 1985 (STA)(ACT 318)?

The legislation under which all strata matters are dealt with in Peninsular Malaysia.

Stratum Management Guidlines

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1. PEKELILING KETUA PENGARAH TANAH DAN GALIAN PERSEKUTUAN

2. PEKELILING KEMAJUAN PENTADBIRAN PENGURUSAN TANAH
3. PANDANGAN AM PENGARAH STRATA

PEKELILING KPTG

Pekeliling Bilangan 3 / 1987

KAEDAH-KAEDAH HAKMILIK STRATA 1987

Pekeliling Bilangan 2 / 1990

LANGKAH-LANGKAH DAN TINDAKAN UNTUK MEMPERCEPATKAN URUSAN

PENYEDIAAN, PENDAFTARAN DAN PENGELUARAN HAKMILIK STRATA

Pekeliling Bilangan 2 / 1991

LANGKAH-LANGKAH DAN TINDAKAN YANG PERLU DIAMBIL UNTUK MEMPERCEPATKAN

URUSAN PENYEDIAAN, PENDAFTARAN DAN PENGELUARAN HAKMILIK TETAP

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Pekeliling Bilangan 1 / 1993

PERATURAN UKUR DAN GARIS PANDUAN PECAH BAHAGI BANGUNAN

Pekeliling Bilangan 3 / 2007

PELAKSANAAN AKTA HAKMILIK STRATA 1985 (AKTA A 1290 – PINDAAN 2007)

Pekeliling Bilangan 1 / 2008

PANDUAN PELAKSANAAN PELUPUSAN TANAH BAWAH TANAH DI BAWAH KANUN

TANAH NEGARA 1965

PEKELILING KPTG BIL 1/2008

PEKELILING KEMAJUAN PENTADBIRAN PENGURUSAN TANAH

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Pekeliling Bilangan 1 / 2004

PANDUAN PERMOHONAN PECAH BAHAGI BANGUNAN SATU TINGKAT UNTUK

PENGELUARAN HAKMILIK STRATA DI DALAM SATU SKIM JIKA TERDAPAT BANGUNAN
DUA TINGKAT ATAU LEBIH YANG DIPECAH BAHAGI MENGIKUT PERUNTUKAN SEKSYEN
6, AKTA HAKMILIK STRATA 1985

Pekeliling Bilangan 2 / 2004

PANDUAN PENUBUHAN LEMBAGA HAKMILIK STRATA DI NEGERI-NEGERI

Pekeliling Bilangan 3 / 2004

PANDUAN TINDAKAN PENGUATKUASAAN BAGI KES-KES KEGAGALAN MEMOHON

UNTUK MEMECAH BAHAGI BANGUNAN MENGIKUT PERUNTUKAN SEKSYEN 8, AKTA
HAKMILIK STRATA 1985

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Pekeliling Bilangan 1 / 2008

PANDUAN PELAKSANAAN PENAMBAHBAIKAN PROSES KERJA PENGELUARAN

HAKMILIK STRATA

1.  Why Strata Titles Are Important?

2.  Taking A Proactive Stance

3.  The Elusive Strata Title

4.  About The Strata Titles Board

5.  That Sinking Feelings

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