The AGM is where owners actually control their building — the budget, the committee, the by-laws. Here is how strata meetings, quorum and voting work.
General guidance for 2026 — not legal advice. Strata matters are governed by the Strata Management Act 2013; consult your COB or a lawyer for your situation. Renovating a strata unit? Ask us →
Many owners ignore strata meetings — then complain about how the building is run. The AGM is where the real decisions happen, under the Strata Management Act 2013 →. Understanding how meetings work lets you protect your investment and hold management accountable.
The management (JMB or MC →) must hold an AGM each year. Typical business: tabling the audited accounts, approving the maintenance budget and sinking fund rate →, electing the management committee, and deciding any resolutions (including additional by-laws). Owners receive notice in advance with the agenda and the audited accounts. Adequate notice is required so owners have time to read the papers and prepare questions.
An EGM can be convened between AGMs for urgent or specific matters — for example approving a special levy for emergency repairs, awarding a major contract, or removing committee members. An EGM is usually requisitioned by a required proportion of owners or convened by the committee. Like the AGM, it requires proper notice and a quorum.
A meeting needs a quorum (a minimum number of owners present in person or represented by proxy) to proceed. If quorum is not met within the set waiting period after the scheduled start time, the meeting is typically adjourned and reconvened at a later date or time. At the reconvened meeting the members present may form the quorum regardless of numbers, allowing the meeting to proceed even with very low attendance. Low turnout is common in many Malaysian strata buildings — so attending means your vote carries more weight than you might expect, and abstaining hands influence to others.
| Method | Basis | When used |
|---|---|---|
| Show of hands | One vote per parcel | Default for most resolutions |
| Poll (if demanded) | Weighted by share units | When demanded by an owner or the chair for contentious issues |
Routine matters are decided on a show of hands; a poll (share-unit weighted) can be demanded by any eligible voter for contentious issues. Owners in arrears generally cannot vote — see defaulters →. On a poll, a large-unit owner with more share units has more voting power.
| Feature | AGM | EGM |
|---|---|---|
| Frequency | Once a year, mandatory | As needed, not mandatory |
| Typical business | Accounts, budget, committee elections, by-laws | Specific urgent matter |
| Who can call it | The management body (committee) | Committee or a requisition by required % of owners |
| Notice required | Statutory advance notice with agenda & accounts | Advance notice stating the specific business |
| Can it elect a new committee? | Yes | Yes (if convened for that purpose) |
Owners elect a committee (the JMC for a JMB, the Council for an MC) at the AGM to run day-to-day affairs for the following year. There is a statutory cap on the number of members. Candidates in arrears or otherwise disqualified (e.g., undischarged bankrupt) cannot stand. Getting capable, honest owners onto the committee makes a real difference to how well a building is managed. See management committee guide →.
Review the agenda and the audited accounts before attending. Prepare specific questions about any line items that seem high or have changed significantly from the previous year — especially security, management fees, and insurance premiums. Bring your payment receipts in case there is any question about your arrears status. If you want to stand for the committee, confirm your charges are paid before attending and let the committee know your interest in advance.
This guide cites Malaysian legislation and official bodies. Always confirm current rates and rules with the official source:
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