Renting a condo unit? You’re bound by the building’s rules even though you don’t own it. Here is what tenants must do — and what stays the owner’s responsibility.
General guidance for 2026 — not legal advice. Governed by the Strata Management Act 2013; confirm with your COB or a lawyer. Ask us →
Tenants often assume the building’s rules don’t apply to them because they don’t own the unit — not true. By-laws bind all occupiers. Here is what that means in practice, and how responsibilities are split between the tenant and the owner.
The by-laws → bind owners, tenants and occupiers alike — renovation rules, noise, pets, parking, refuse, facility use. Your landlord should give you a copy of the house rules at the start of your tenancy. If you don’t have them, ask management — ignorance of the rules is not a defence if a complaint is made against you. The by-laws cover everything from the permitted hours for noise to which areas you can store items, and from pet rules to rubbish disposal.
Most managements require tenants to be registered (tenancy details lodged) and issue access cards for the lifts, facilities and car park. There may be a refundable card deposit. Unregistered tenants can be denied access. Registration also means the management has your contact details for any notices or complaints, and that you appear in the building’s records as a current occupier. It is in your interest to be registered — unregistered occupiers have no formal standing with management.
The owner is legally responsible to the MC for the maintenance charge and sinking fund → — not the tenant. However, the tenancy agreement may require the tenant to bear utilities and certain conduct obligations. Read what your agreement assigns — see tenancy agreement →. If your landlord is not paying the maintenance charge, management has no recourse against you, but the consequences (loss of facilities, escalating debt, potential legal proceedings against the owner) can affect you indirectly.
| Obligation | Owner | Tenant |
|---|---|---|
| Pay maintenance charge & sinking fund | Yes — statutory duty to MC | No (unless agreement says otherwise) |
| Follow by-laws & house rules | Yes | Yes — same obligation |
| Register tenancy with management | Should ensure this is done | Co-operates and provides details |
| Access card deposit | May pay or pass to tenant | Often the tenant pays and redeems on exit |
| Pay utilities | Not usually (unless vacant) | Yes — in tenant’s name or reimbursed |
| Answer for by-law breaches | Ultimately accountable to MC | Immediately accountable for their conduct |
Tenants can typically use common facilities (pool, gym) under the same rules as owners, and must park only in the unit’s designated or accessory bay. Parking in a visitor bay or another owner’s bay is a by-law breach. Misuse can mean facility suspension under the by-laws. If your unit has only one accessory bay and you have two vehicles, one must be parked off-site — you cannot use visitor bays as overflow.
Tenants must not cause nuisance → — excessive noise (especially late at night), unruly pets (if even allowed by the scheme), obstruction of common corridors, or behaviour that disturbs other residents. Complaints against a tenant are pursued through the management. The management then holds the owner accountable. Repeated nuisance from a tenant creates real pressure on the landlord, who may have grounds to terminate the tenancy if breaches continue after warnings.
Generally, tenants may not make structural or significant alterations without both the landlord’s consent and the management’s approval (as required by the by-laws). The by-law approval process for works applies to the occupier, not just the owner. A tenant who carries out unapproved works faces both by-law enforcement action and potential liability to the landlord for restoring the unit. Minor alterations (picture hooks, removable fixtures) are usually acceptable but confirm with both the landlord and management.
| Type of work | What tenant needs |
|---|---|
| Structural or wet works (hacking, plumbing) | Landlord consent + MC by-law approval |
| Electrical or wiring changes | Landlord consent + MC approval |
| Internal repainting | Landlord consent (usually; MC rarely restricts internal paint) |
| Fitting removable fixtures | Landlord consent (check tenancy agreement) |
| External modifications (door, grille, window) | Landlord consent + MC approval required |
Beyond the rental deposits to the landlord (see security deposit rules →), the management may hold an access-card or renovation deposit. Utilities (electricity, water, internet) are usually in the tenant’s name or reimbursed per the agreement. Ensure all utility accounts are properly transferred back to the owner on vacating, and collect your access-card deposit from management.
Preparing a unit to rent out? See renovate-to-rent →.
If the management issues a notice for a by-law breach, the tenant and the owner should both act quickly. The tenant should stop the offending conduct; the owner should communicate with management and follow up. Unresolved breaches escalate to the Tribunal →. The owner is ultimately responsible to the MC, so landlords have a strong incentive to ensure their tenants comply.
This guide cites Malaysian legislation and official bodies. Always confirm current rates and rules with the official source:
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