A practical guide for Klang Valley landlords: what to repair between tenancies, what it costs in 2026, and how to reset the unit condition for the next tenant.
Indicative Klang Valley cost ranges for 2026. For a complete turnover quote, WhatsApp ClickBina.
The period between tenancies is the landlord’s best opportunity to reset the unit — both physically and documentarily. A well-executed turnover achieves three things:
For the legal framework on who pays for what, see our landlord vs tenant repair responsibility guide →.
Use this as a room-by-room walkthrough guide. Check every item and note condition (OK / Repair / Replace).
| Zone | Check item | Common between-tenant issue |
|---|---|---|
| Walls & ceilings | Paint condition — scuffs, marks, stains | Scuff marks at door height; sticker residue; crayon/pen marks |
| Damp patches or water stains | Ceiling corner staining from upstairs or roof; wall seepage at windows | |
| Hairline cracks | Cosmetic settlement cracks in plaster/render | |
| Nail/screw holes from picture hooks | Multiple small holes needing fill-and-paint | |
| Flooring | Tile cracks or hollow-sounding tiles | Grout cracking; single broken tile near heavy traffic areas |
| Vinyl edge lifting or bubbling | Bathroom threshold vinyl delaminating from moisture | |
| Parquet warping or lifting boards | Boards near kitchen or bathroom lifting from moisture | |
| Doors & windows | All door hinges and handles (tighten/replace) | Stiff hinges; loose handles; stripped screw holes in door frame |
| Main door lock — change cylinder for new tenant | Worn key cylinder; key sometimes sticks | |
| Window handles and locks | Broken cockspur handle; casement window not closing flush | |
| Window and door grille fixings | Loose grille bolts; rusted grille surface | |
| Kitchen | Cabinet hinges — tighten or replace | Soft-close hinges losing tension; hinge screws pulling out of MDF edge |
| Kitchen tap and sink seal | Dripping tap; blackened silicone around sink edge | |
| Hood filter (clean or replace) | Saturated aluminium mesh or carbon filter | |
| Hob ignition and gas seal check | One burner ignition dead; weak burner flame | |
| Bathrooms | Toilet: flush mechanism, seat, cistern | Running cistern; cracked/discoloured seat |
| Silicone re-seal around bath, shower base and basin | Mouldy or cracking silicone — leads to water ingress behind tiles | |
| Taps and shower set | Dripping basin tap; limescale-encrusted shower rose | |
| Floor trap cover (replace if cracked) | Broken or missing floor trap cover — odour source | |
| Electrical | All sockets (test with device) | Dead socket from tripped fuse or overloaded circuit |
| All light fittings (replace blown bulbs) | LED spots blown; ceiling fan globe dead | |
| Circuit breaker test | MCB nuisance-tripping; breaker not resetting fully | |
| Air-conditioning | Filter clean and drain check (all units) | Blocked condensate drain causing drip-pan overflow |
| Cooling performance check | Poor cooling from low gas charge or dirty evaporator coil |
Indicative costs for the most common between-tenant repairs:
| Repair item | Indicative cost | Notes |
|---|---|---|
| Full repaint (condo, 2 coats) | RM1,800 – RM3,500 | Washable emulsion; walls + ceilings |
| Repaint touch-up (condo) | RM400 – RM900 | Scuffs, patches, single stained wall |
| Professional deep clean (condo) | RM300 – RM700 | All rooms; grout; inside cabinets |
| Aircon service (per unit) | RM60 – RM120 | Filter clean + drain check |
| Dripping tap repair | RM80 – RM200 | Washer or cartridge replacement |
| Running cistern repair | RM100 – RM250 | Float valve or flapper |
| Toilet seat replacement | RM80 – RM200 | Always replace if stained/cracked |
| Silicone re-seal (bathroom) | RM150 – RM400 | Bath/shower base + basin + window frame |
| Dead socket repair | RM80 – RM350 | Diagnose + replace socket or fuse |
| Door hinge replacement (per door) | RM80 – RM250 | Supply + fit, including soft-close |
| Main door lock cylinder change | RM80 – RM200 | Security best practice between tenants |
| Kitchen hood filter replacement | RM80 – RM250 | Aluminium mesh or carbon filter |
| Tap replacement (per tap) | RM120 – RM350 | Supply + install mid-range tap |
If budget is constrained, prioritise in this order:
A fresh coat of paint is the most impactful single action a landlord can take between tenancies. It addresses scuffs, marks and holes, neutralises odours trapped in paint, and photographs dramatically better than old walls.
Deep cleaning after a tenant vacates and before the next tenant moves in is a landlord cost and a non-negotiable baseline. It covers areas that regular cleaning misses:
Cost: RM300–RM700 for a condo unit; RM600–RM1,200 for a terrace house. See the deep cleaning cost guide →.
Air-conditioning service is a frequent source of disputes in Malaysian rental properties. Service the aircon units as part of every turnover:
Aircon service: RM60–RM120 per unit. A full chemical wash (for units with heavy soiling): RM150–RM280 per unit. See our aircon servicing cost guide →.
| Task | Done? | Cost incurred |
|---|---|---|
| Walk-through inspection — photograph all defects | □ | — |
| All plumbing defects resolved (taps, cistern, drains) | □ | RM ______ |
| All electrical defects resolved (sockets, lights, MCB) | □ | RM ______ |
| All door/window hinges and locks checked; main door lock changed | □ | RM ______ |
| Bathroom silicone re-sealed; toilet seat replaced if needed | □ | RM ______ |
| Kitchen hood filter cleaned or replaced; hob checked | □ | RM ______ |
| All blown bulbs replaced (consistent cool-white LED) | □ | RM ______ |
| Aircon units serviced; filters cleaned; drains checked | □ | RM ______ |
| Full repaint (or touch-up if minor) completed | □ | RM ______ |
| Professional deep clean completed | □ | RM ______ |
| Pre-handover photos taken (date-stamped, stored) | □ | — |
| Meter readings (water + electricity) noted | □ | — |
| Number of keys confirmed and logged | □ | — |
| Total turnover spend | RM ______ |
A well-organised turnover for a condo unit in the Klang Valley can be completed in 5–10 working days if all trades are coordinated:
Gaps between trades add days. Using a single contractor who manages all trades simultaneously (e.g. painter, plumber and electrician on the same days) compresses this to 3–5 days.
Between tenancies, the landlord is responsible for repairing:
The landlord may deduct from the security deposit for:
Malaysia has no Residential Tenancy Act in force as at 2026. Repair obligations are governed by the tenancy agreement and common law — specifically the principle that a landlord must maintain the property in a fit state for habitation. For a full analysis, see our landlord vs tenant repair responsibility guide →.
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