A handful of elected owners make the decisions that affect your building and your property value. Here is who they are, what they do, and how they’re held to account.
General guidance for 2026 — not legal advice. Strata matters are governed by the Strata Management Act 2013 & Strata Titles Act 1985; consult your COB or a lawyer. Renovating a strata unit? Ask us →
Behind every well-run (or badly-run) condo is its management committee. These are unpaid volunteer owners who make the real operational decisions — security contracts, maintenance schedules, sinking fund expenditure, by-law enforcement — and their decisions directly affect security, upkeep, the state of your common facilities, and ultimately your property value. Understanding how the committee works, how it is elected and how it can be held accountable helps every owner protect their investment.
The committee is the executive body of the JMB or MC →: the Joint Management Committee (JMC) under a JMB, or the Council under an MC. It runs day-to-day affairs — appointing a managing agent, approving expenditure, enforcing by-laws — within the limits set by owners’ resolutions at general meetings. The committee does not have unlimited power: major decisions, like significant sinking fund expenditure or additional by-laws, require owner approval.
Members are elected by owners at the AGM (see strata AGM & meetings →). There is a statutory cap on the number of members, and they serve until the next AGM, when elections are held again. Any eligible owner can nominate themselves or be nominated by another owner. Low voter turnout is common — meaning a small number of motivated owners can determine who runs the building.
Clearing your charges before nomination day and the AGM is essential if you want to stand. The management will check arrears status before allowing a candidacy.
After election, the committee elects office-bearers from among themselves: a chairman (chairs committee meetings, signs documents), a secretary (maintains records, issues notices, answers correspondence), and a treasurer (manages accounts, prepares budgets, oversees payments). Together they steer the scheme between owner general meetings.
| Feature | JMC (under JMB) | Council (under MC) |
|---|---|---|
| Management body | Joint Management Body (interim) | Management Corporation (permanent) |
| Members include developer? | Developer may have representation | No — owners only |
| Elected by | Parcel purchasers at JMB AGM | Parcel owners at MC AGM |
| Strata titles issued? | Not yet — building pre-MC | Yes — fully titled building |
| Deals with strata-title matters? | No | Yes |
| Committee duty | Required? | Consequences if neglected |
|---|---|---|
| Maintain building insurance | Mandatory under SMA | COB intervention; members personally at risk |
| Hold annual AGM | Mandatory under SMA | Offence; COB can step in |
| Keep audited accounts | Mandatory under SMA | Owners can demand accounts; Tribunal action |
| Pursue charge defaulters | Duty (dereliction harms all owners) | Shortfall hurts building finances |
| Enforce by-laws | Duty (can use Tribunal) | Unenforced by-laws erode community standards |
Committee members can be removed at a general meeting by ordinary or special resolution, depending on the specific circumstances. If there is evidence of wrongdoing, misappropriation of funds, or persistent failure of duty, owners can demand an EGM for the purpose of removing one or more members. The COB can also intervene, direct the committee to perform its duties, or take over management where the committee fails. Owners can take disputes about committee conduct to the Strata Management Tribunal →. Members must at all times avoid conflicts of interest and disclose any personal or financial interest in any contract being considered by the committee — failure to do so is a breach of their duty to all owners.
If you see these signs, the most effective remedy is to attend the next AGM with other concerned owners, vote in new and more capable committee members, and raise the issues formally so they are recorded in the meeting minutes.
A capable, honest committee keeps charges fair, the building well-maintained, and your property value protected. If yours is poorly run, standing for the committee (once your charges are paid and up to date) is the most direct and effective way to fix it. The time commitment is modest — typically monthly committee meetings — but the impact on the building can be significant.
This guide cites Malaysian legislation and official bodies. Always confirm current rates and rules with the official source:
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