Renovation Contractor
in Bandar Mahkota Cheras

Local facts last reviewed 29 September 2026. Sources are listed at the end of the page.

BMC sits in Hulu Langat district under MPKj, with smaller developments such as Cheras Vista and Pinggiran Mahkota Cheras inside the same township. Because the houses were built in large, uniform phases, neighbours tend to face the same issues at around the same time — the same roof joints, the same back kitchens and the same wish to push the house out a few feet at the rear.

That uniformity is exactly what MPKj’s standard-plan scheme is designed for. It lets an owner pick a council-drawn sketch instead of paying for a bespoke design, provided the extension stays within the sketch’s dimensions.

BMC at a glance

MPKj’s standard plans for terrace houses

MPKj’s pelan setara booklet replaces the plans otherwise required under the Selangor building by-laws for common terrace additions. It offers seven sketches: PS1 a front addition under a shared roof; PS2A and PS2B rear extensions for one- and two-storey terraces; PS2C a rear extension with grilles; PS3 a brick fence; and PS4A/PS4B partial rear extensions. One application can combine up to three of them, and the sketches may not be altered — a different design goes through an architect or registered draughtsman instead.

The limits are the part to plan around. Added floor area may not exceed 300 square feet; a rear extension may project at most 10 feet; the floor platform may sit no more than 2 feet above the back lane; a gutter is required where the new roof overhangs the boundary; and brick walls must be plastered and painted on both faces. The standard plans do not cover new sanitary fittings except a sink, so an extra bathroom at the back is outside this route.

Fees are RM20 for the form, RM120 processing, RM100 per sketch and a RM500 deposit per sketch, plus small per-item charges (RM5 per sink, RM2 per basin or floor trap) and RM100 a month each for placing materials or a RORO bin. Approval is valid for one year, and MPKj says it will inspect the work until it is finished; departures from the approved sketch can lose you the deposit.

Within those limits MPKj gives owners some freedom: the booklet says the design is up to you as long as every setback and maximum or minimum dimension in the chosen sketch is respected. The application itself needs the owner’s IC, a paid assessment receipt, the certificate of fitness or Form F, the S&P with the title, and current site photos. The booklet is also clear about responsibility: the owner answers for the stability of everything built, the new structure must sit on foundations able to carry it, and where it joins the existing house it must follow sound engineering practice.

Two-storey terraces and what owners change

The most common BMC request is a bigger kitchen at the back. Under the standard plans, a 10-foot projection across a typical terrace frontage uses up much of the 300 sq ft allowance, so it pays to decide early whether you want one generous ground-floor room or a two-storey extension (PS2B) that spreads the area over two floors.

At the front, owners usually want to cover the car porch or extend the roof line (PS1) and replace the fence and gate (PS3). Because PS1 assumes a roof shared with the house, the joint where new and old roofs meet is the detail to get right; it is where leaks in extended terraces most often start.

Inside, the familiar list applies to houses of this generation: bathroom waterproofing, tired kitchen cabinets, and floor tiles that have started to lift.

Back lanes, gutters and joined roofs

Terrace rows share rainwater as well as walls. MPKj’s gutter requirement and the 2-foot platform limit both exist because an extension that sheds water onto a neighbour or sits too high above the back lane causes problems for the whole row. When we quote a rear extension we check the back-lane level and the path of the downpipes before anything else.

Where several neighbours have extended at different times, roofs of different pitches and materials meet over the party walls. Flashing at those junctions deserves an inspection before a repaint or re-tiling job hides it.

Popular BMC jobs

These guides cover the terrace work we price most often in the township:

• Terrace house renovation — rear kitchens and front additions on two-storey terraces.
• Wet and dry kitchens — splitting a rear kitchen extension into two zones.
• Kitchen renovation costs — budgeting the kitchen that goes into the extension.
• Terrace house waterproofing — roof joints and party-wall flashing on extended rows.
• Anti-climb fencing — upgrading a PS3 brick fence.
• Autogate repair — gate motors and arms on the front.

BMC on the map

We cover all sections of Bandar Mahkota Cheras, Cheras Vista and Pinggiran Mahkota Cheras.

Townships next to BMC

Close by:

• Sungai Long — the adjoining golf-course township.
• Cheras — the older Cheras estates towards Kuala Lumpur.
• Balakong — condo and landed township to the west.
• Kajang — MPKj’s administrative centre to the south.
• Semenyih — newer townships further south-east.

Sources & official references

The local facts on this page were checked against the sources below on 29 September 2026. Council procedures, forms and fees change — confirm the current position with the council before you start work:

• MPKj — pelan setara guideline and form (from 1 September 2023) — standard sketches, limits, fees, deposit, validity.
• MPKj — download forms — form index.