Pets, parking, renovation hours, noise — strata by-laws govern daily life in your condo. Here is what they are, how they’re made, and how they’re enforced.
General guidance for 2026 — not legal advice. Strata matters are governed by the Strata Titles Act 1985 and Strata Management Act 2013; consult your COB or a lawyer. Renovating a strata unit? Ask us →
By-laws are the “house rules” of a strata scheme — they keep shared living orderly, protect common property, and protect residents from each other’s nuisances. They come from two sources: a standard set prescribed by law, plus any extra rules your building adopts through special resolution. If you own, rent, or live in any stratified property in Malaysia, you are bound by the applicable by-laws whether or not you have read them — and whether or not your landlord told you about them. Getting familiar with your building’s by-laws before renovation or moving in prevents expensive surprises.
By-laws regulate the use of parcels and common property and the conduct of residents. Under the Strata Management Act 2013 → they bind all owners, tenants and occupiers automatically from the moment they occupy the unit — you do not have to sign them to be bound, and ignorance of them is not a defence. Landlords are responsible for ensuring their tenants are informed of and comply with the by-laws.
The Third Schedule of the Strata Management (Maintenance & Management) Regulations 2015 sets a default set of by-laws that apply to every scheme — covering renovation notice and approval, not obstructing or damaging common property, no nuisance or harassment, proper refuse disposal, keeping of animals, parking in designated bays, and similar. These apply to every strata scheme in Peninsular Malaysia, Putrajaya and Labuan without the management needing to pass any additional resolution.
A JMB or MC can adopt additional by-laws by special resolution at a general meeting to suit the specific building and its residents — for example, specific renovation hours, move-in/out procedures, visitor car park limits, facility booking systems, or short-stay rental restrictions. These must be filed with the COB and cannot be inconsistent with the Act or the prescribed by-laws. Once filed, they have the same force as the prescribed set.
| Aspect | Prescribed by-laws | Additional by-laws |
|---|---|---|
| Source | Third Schedule, SM Regulations 2015 | Special resolution at general meeting |
| Apply to | Every strata scheme by default | Only the specific scheme that adopts them |
| COB filing required? | No (already in law) | Yes — must be filed to take effect |
| Can override prescribed? | N/A | No — cannot conflict with prescribed set or the Act |
| Example | Submit renovation notice before works | No renovation during school exam periods |
The management can issue formal written notices requiring the offending owner or occupier to remedy a breach, impose charges or penalties as permitted by the by-laws, and recover the reasonable cost of rectifying breaches that the defaulting owner fails to fix themselves. Persistent or serious breaches can be taken to the Strata Management Tribunal →, which can order cessation of the breach, award rectification costs, and even award damages. Enforcement must follow due process — the management cannot take arbitrary self-help actions or use unlawful means.
Expect a written notice to remedy the breach, specifying what must be done and by when. If you comply promptly, the matter generally ends there. If you do not, the management can impose charges, recover rectification costs, and file a claim at the Tribunal →. For renovation breaches you may also lose your refundable renovation deposit, face a stop-work order from management, or be required to reinstate common property at your own cost. Addressing a breach notice promptly is always cheaper than contesting it.
| By-law breach | Typical consequences |
|---|---|
| Renovation without approval | Stop-work order, loss of deposit, reinstatement cost, Tribunal claim |
| Noise / nuisance outside allowed hours | Written warning, repeated warnings, Tribunal application |
| Parking in wrong bay or obstructing | Warning notice, clamping or towing (if authorised), charges |
| Unlawful pet | Notice to remove, fine or charge, Tribunal if persistent |
| Obstructing common corridors | Notice to clear, management removes items at owner’s cost |
Renovation is the most common by-law touchpoint in Malaysian strata living — approval before works start, approved working hours (typically weekday daytime only), limits on hacking structural walls, waterproofing requirements, and rubbish removal from common areas. An experienced contractor familiar with strata by-laws handles all the paperwork and compliance for you, protecting your deposit and ensuring a smooth sign-off. See strata renovation rules → and condo renovation cost →.
This guide cites Malaysian legislation and official bodies. Always confirm current rates and rules with the official source:
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