Need owners to make a decision before the next AGM — or to remove a committee that won’t act? Here is how to convene an Extraordinary General Meeting.
General guidance for 2026 — not legal advice. Strata management is governed by the Strata Management Act 2013; consult your COB or a lawyer for your situation. Renovating a strata unit? Ask us →
The AGM → happens once a year, but issues do not wait. The EGM is how owners force a decision in between — and it is the main tool for holding a committee or managing agent accountable. Understanding the EGM process is essential for any owner who takes an active interest in how their building is governed.
An EGM is the mechanism for decisions that are urgent or important enough to require owner input before the next annual meeting. Typical reasons to call one:
| Feature | AGM | EGM |
|---|---|---|
| Frequency | Once a year (mandatory) | As needed (no fixed schedule) |
| Who calls it | Committee (required annually) | Committee or owner requisition |
| Agenda | Fixed items (accounts, election, budget) | Specific purpose only |
| Typical use | Annual business, elections | Urgent/major mid-year decisions |
| Must be held | Yes — failure is a breach | If validly requisitioned, yes |
An EGM can be convened by the management committee itself, or on the written requisition of owners who meet the threshold. This owner-requisition right is what lets members act when the committee won’t.
Your weight is by share units →, and owners in arrears generally cannot count toward the requisition or vote.
Proper written notice (with the agenda and proposed resolutions) must be given to all owners before the EGM, within the timeframe set by the regulations. Only matters on the notice can be decided — you cannot introduce new resolutions at the meeting that were not stated in the notice.
Key notice requirements:
A committee member or the managing agent can be removed by resolution at a general meeting. An EGM is the route when this needs to happen before the AGM — state the removal (and any proposed replacement) clearly in the requisition and notice. See the committee’s role → and managing agent vs self-managed →.
Routine matters pass by ordinary resolution (simple majority of those voting); significant ones require a special resolution (higher threshold — typically 75% or more of votes cast, plus a minimum share-unit count). A poll, weighted by share units, can be demanded for contentious votes and overrides a show of hands.
If the management fails to convene a properly requisitioned EGM within the prescribed period, that is a breach of the Act — escalate to the COB and, if needed, the Strata Management Tribunal →. See strata management complaints →. Keep copies of the requisition letter, proof of delivery, and the management’s non-response — these are your evidence when you file the complaint.
Once you have the EGM date, circulate the proposed resolutions and supporting documents to owners in advance. An informed owner is more likely to vote constructively. If the removal of a committee member is on the agenda, be prepared for the member to have a right to address the meeting before the vote. Consider preparing a brief written summary of the issue for distribution with the EGM notice — owners who understand the reason for the requisition are more likely to attend and vote. Low attendance is the biggest risk for a requisitioned EGM; you need a quorum, and you need enough votes to pass the resolution.
| Decision type | Resolution needed | Examples |
|---|---|---|
| Routine operational matters | Ordinary resolution | Approving a special levy, removing a committee member |
| Additional/amended by-laws | Special resolution | Banning short-term rental, changing pet rules |
| Major capital expenditure (sinking fund) | As per scheme rules | Lift modernisation, major repainting |
This guide cites Malaysian legislation and official bodies. Always confirm current rates and rules with the official source:
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