12 september 2019 - rehda | instituterehdainstitute.com/wp-content/uploads/2019/07/2.-tuan...waste...
TRANSCRIPT
12 SEPTEMBER 2019
INTRODUCTION
• Explain and familiarize the public about COB’s functions and responsibilities as what stipulated in the Act 757
• To make people understand the concept of the strata management in Malaysia
• Challenges and Problems in the Strata Development
JABATAN PESURUHJAYA BANGUNAN
CONTENT OF PRESENTATION
Basic Concept In Strata Management
Roles and Functions Of The Commissioner Of Buildings
Challenges and Dfficulties Encountered By COB’s
Initiative Carried Out By COB MPKJ In Aiding The Strata Community
Conclusion
JABATAN PESURUHJAYA BANGUNAN
BASIC CONCEPT IN STRATA
MANAGEMENT
JABATAN PESURUHJAYA BANGUNAN
JABATAN PESURUHJAYA BANGUNAN
KEY PLAYERS IN STRATA MANAGEMENT
JMB / MC / MANAGING
AGENTS
COB
DEVELOPERS
MANAGEMENT BODIES THAT ARE RESPONSIBLE
TO MANAGE STRATA BUILDINGS BASED
ON ACT 757
JMB
Established on the event of the
1st AGM
S17(1) Act 757
MC
Formed when strata roll is
issued by Land Office (PTG)
S39(1) Act 318 Subsection 17(3)
SUB-MC
Formed under the authorization Director of Land
Office (PTG)
S17A Act 318 (Amendment)
JABATAN PESURUHJAYA BANGUNAN
Delivery VP of a strata unit / parcel
Developer’s Management
Period
1st AGM and JMB is formed
Developer handing over management
to JMB
JMB Management Period until MC is
Formed
MANAGEMENT STRUCTURE IF ON THE VP DELIVERY, MC IS NOT YET ESTABLISHED
1 month after 1st AGM MC
JABATAN PESURUHJAYA BANGUNAN
MANAGEMENT STRUCTURE IF ON THE VP DELIVERY, MC IS ESTABISHED
VP Delivery
(MC formed)
Initial Management Period by The
Developer
1st AGM MC is organisec by the
Developer
Developer handing over
management to MC
MC Management Period
(Final Period)
JABATAN PESURUHJAYA BANGUNAN
JABATAN PESURUHJAYA BANGUNAN
ROLES AND FUNCTIONS OF THE COMMISIONER OF BUILDING
(COB)
JABATAN PESURUHJAYA BANGUNAN
OVERVIEW
Strata Management Act (Act 757) is govern and monitored by an entityor body that is called Pesuruhjaya Bangunan or Commisioner of Bulding(COB)
COB is appointed by the State Authority under the provision of Section4(1) of Act 757 which authorized the COB to to keep and administer thisAct and exercise any power conferred on it by the Act.
JABATAN PESURUHJAYA BANGUNAN
COB STRUCTURE IN MPKJ
DATUK MOHD ROSLI BIN OTHMAN
PESURUHJAYA BANGUNAN
TUAN HAJI NAJMUDDIN BIN JEMAIN
TIMBALAN PESURUHJAYA BANGUNAN
SHAHRIL BIN DATO’ OMAR
PENGARAH JABATAN PESURUHJAYA BANGUNAN (W44) / TIMBALAN PESURUHJAYA
BANGUNAN II
MUHAMMAD IZZAT BIN KAMARUDDIN
PEGAWAI PENILAIAN (W41)
MOHD AZHARI BIN NORDIN
PENOLONG PEGAWAI TADBIR (N29)
NORAZMAN BIN ISMAIL
PENOLONG PEGAWAI PENILAIAN (W29)
IBRIZAH BINTI IBRAHIM
PEMBANTU TADBIR (N19)
MOHD ROSLEE BIN AHMAD PHAZILLAH
PEMBANTU TADBIR (N19)
LEELA A/P VEERIYAH
PEMBANTU OPERASI (N11)
MUHAMMAD SHAHRIZAD BIN DOLMALA
PEMANDU (H11)
NURAIN HUSNA BINTI MOHAMMAD
ZAIN
PEMBANTU TADBIR SAMBILAN (N19)
NOR AIDA BINTI ZAMALUDIN
PENOLONG PEGAWAI PENILAIAN (W29)
NADIAH BINTI RAZALI
PENOLONG AKAUNTAN (W29
JABATAN PESURUHJAYA BANGUNAN
OBJEKTIF:➢ Memastikan penyelenggaraan harta bersama dilaksanakan
secara teratur dan tersusun berdasarkan undang-undang danperaturan yang ditetapkan bagi mewujudkan suasana yangbersih dan harmoni dalam kehidupan perkongsian hartabersama bagi pembangunan bertingkat.
MISI:➢ Semua kawasan pemajuan berstrata mempunyai badan
pengurusan yang dapat menjalankan pengurusan danpenyenggaraan bangunan dan harta bersama dengan baik.
VISI:➢ Kehidupan yang berkualiti, harmoni dan selesa bagi kawasan
pemajuan berstrata
OBJECTIVE / MISSION / VISION
JABATAN PESURUHJAYA BANGUNAN
THE FUNCTION OF C.O.B
COB’s role is to ensure that Joint Management Body (JMB) and all relevant partiesin a strata development scheme is performing their duty as what is required bythe provisions of the Act 757
The COB is also responsible to take legal action against the Joint ManagementBody (JMB) and all relevant parties in a strata development scheme that fails tocomply with the obligations provided for by Act 757.
JABATAN PESURUHJAYA BANGUNAN
PARTIES INVOLVED WITH COB
1. Developers / Original Owner of the developed scheme
2. Joint Management Bodies3. Purchasers / Parcel Owners4. Initial Management Corporation5. Management Corporation6. Managing Agents7. Relevants Government Agencies
JABATAN PESURUHJAYA BANGUNAN
PEMBINAANPERANCANGAN PENJUALAN
1
PERMOHONAN STRATA
“LIFE-CYCLE' HAKMILIK STRATA MENURUT AKTA HAKMILIK STRATA 1985”
2 3 4 5
KELULUSAN STRATA
MEDIASI PERTIKAIAN
PENAMATAN SKIM STRATA
910
PERBADANAN PENGURUSAN
8 7 6
PENDAFTARAN STRATA
PEMILIKAN KOSONG
PENJUALAN
CYCLE OF THE STRATA MANAGEMENT AND VACANT POSSESION CONCEPT WITH STRATA TITLES UNDER ACT 757
Pemantauan COB bermula dari proses perancangan**
Pihak terlibat :1) COB2) Jabatan ternikal3) Pemaju
Pihak terlibat :1) Pemaju
Pihak terlibat :1) Pemaju2) Pemilik Petak
Pihak terlibat :1) Pemaju2) COB
Pihak terlibat :1) Pemaju2) COB3) Pembeli
Pihak terlibat :1) Pemaju2) Jabatan ternikal3) Pemilik petak
Pihak terlibat :1) COB2) Tribunal3) MC/Pemaju/
pemilik
Pihak terlibat :1) Pemilik
asal/Pemaju2) Pemilik Petak3) COB
Pihak terlibat :1) Pemaju2) Pemilik/pembel
i3) COB
Pihak terlibat :1) Pemaju2) COB3) Pembeli
JABATAN PESURUHJAYA BANGUNAN
COB’S FUNCTION TIMELINE
KM BP CCC VP 1ST AGM JMB / MC
STRATA TERMINATION
COB giving comments in OSC Meetings
DEVELOPMENT STAGES
INVOLVEMENT OF THE COB OFFICER
COB ensuring the JP (ScheculeParcel) or amended JP is filed by the Developer (Sec. 8, Act 757)
COB ensuringDeveloper filing the Common Area Defects And Liabilities Deposit (Sec. 92, Akta 757)
COB to make sure:1. Developer
/JMB/MC to audit the accounts and buildings
2. Abiding the AGM Procedures based on Act 757
COB to make sure:1. JMB MC auditing the accounts
and buldings managemenr and maintenance based on Act 757
2. JMB/MC to settled and resolved all complaints that is issued to COB regarding the scheme
3. Organisingcourses/seminars/exercises to JMB/MC
4. Enforcing the law and provisions to any violation of the law in the Act 757
16
JABATAN PESURUHJAYA BANGUNAN
CHALLENGES AND DIFFICULTIES IN STRATA MANAGEMENT ENCOUNTERED
BY COB’S
JABATAN PESURUHJAYA BANGUNAN
DEVELOPERS JMB/MC
PEOPLE
(PURCHASERS / PARCEL OWNERS)
OTHER PARTIES / AGENCIES
ATTITUDE!!
MAIN PROBLEMS IN STRATA MANAGEMENT
JABATAN PESURUHJAYA BANGUNAN
Failing to pay maintenance charge
and sinking fund
Neglecting to comply house rules set up by
management
Internal issues such as personal harassment, un-satisfaction on JMB’s management and etc
which caused problems to the community
Lack of knowledge on strata
management law
PROBLEMS BY THE PEOPLE
JABATAN PESURUHJAYA BANGUNAN
PROBLEMS BY THE JMB/MC
Do not and not taking the effort to understand the provisions stated in Act 757
Imposing rules and regulation that are contradicting with other laws
Failing to manage and maintain strata scheme due to financial problems since people didn’t pay fees and charges
Exploit and abuse the power granted by the Act 757
Lack of understanding of process and procedures in Act 757
JABATAN PESURUHJAYA BANGUNAN
PROBLEMS BY THE DEVELOPER
Developed a strata scheme that is not complying the
specification and guidelines of the Act 757
Didn’t established maintenance and sinking
fund account and not fulfilling any instructions
regard to financial management
Did not understand the needs and requirement
concerning the developers responsibilities in the Act
757
Delaying in coordinating 1ST
AGM and forming JMB after 12 months of developer’s
management period
Didn’t file the Deposit of Common Area Defects and
Liabilities
Delay in handing over the management to JMB
(Provision of Section 15, Act 757) after JMBs or MCs was
established
Bancruptcy : Problems in MOT and Liquidator
Architectural Design of the Building is not so Maintence
Friendly
JABATAN PESURUHJAYA BANGUNAN
PROBLEMS BY OTHER PARTIES / AGENCIES
Did not understand the needs
and requirement
in the Act 757
Making decisions
that resulted on negative impacts to
the JMB/MC
Forwarding and rejecting issues that is not related to COB’s for
COB to solved (no
wrong door policy)
Difficulties to cooperate with COB /
LA in order to resolve
problems in strata
management
JABATAN PESURUHJAYA BANGUNAN
INITIATIVE CARRIED BY COB MPKJ IN AIDING THE STRATA COMMUNITY FOR
A HARMONIOUS STRATA LIVING
JABATAN PESURUHJAYA BANGUNAN
INTEGRATED ENFORCEMENT OPERATION OF STRATA MANAGEMENT ACT 2013
(ACT 757)
• This enforcement operation that is joined operation and cooperation by various department in Kajang Municipal Council (MPKj).
• It is considered an initiative and commitment that is created by the COB to help JMB/MC by involving various department and agencies that is related to such issues and problems e.gdismantling of illegal structures, gotong royong, movable properties seizure etc
• It is also pondered as an awareness and education to the strata owners about the importance of obeying the law especially Act 757
JABATAN PESURUHJAYA BANGUNAN
•Action based on provision of Sec 35 Act 757
•COB issued a warrant for seizure of movable properties
•5 units involved in operation
•Operation joined by MC, KPKT, various dept in MPKj,
•Total of Outstanding were RM40k
•Seized movable properties were auctioned by Registered Auctioneer
1. Operasi Sitaan Harta Alih Apartment Vista Seri Putra
(21 May 2017)
•Action was due to the request by the JMB that was having problem of illegalstructure at the parking
•COB carried out a coordination meeting with various department to get approval forthe operation
•JMB agreed to lead control the operation as MPKj facilitate with security and logisticsupport
•JMB provide equipment such as JCB machines etc
2. Operasi Gotong Royong Membuka Garahdan Struktur Tanpa Kelulusan RPM Taman
Kemacahaya, Hulu Langat
(23 Disember 2018)
•Operation was requested by JMB to resolve financial problems due to outstandingfee payments by the residents and owners with total of outstanding is RM150k
•This scheme was also facing social problems like overflowing of illegal foreigners,illegal shops and cleanliness of its surrounding
•Various departments involved such as Licensing Dept, Enforcement Dept, SolidWaste Dept as well as Immigration Dept and AADK
•JMB with COB serve the Form 11 to the defaulters
3. Operasi Tindakan Bersepadu di KedaiApartment, Taman Cheras Prima Kajang
(29 January 2019)
•Action based on provision of Sec 35 Act 757
•COB issued a warrant for seizure of movable properties
•3 units involved in operation
•Operation joined by MC, KPKT, various dept in MPKj
•Total of Outstanding were RM22k
•Defaulters settled 30% of the outstanding in total of RM6,687.20 as agreed with theMC
4. Operasi Sitaan Harta Alih PangsapuriVista Hatamas, Cheras
(27 Julai 2019)
JABATAN PESURUHJAYA BANGUNAN
PICTURES OF VARIOUS OPERATIONS BY COB MPKJ
JABATAN PESURUHJAYA BANGUNAN
PICTURES OF VARIOUS OPERATIONS BY COB MPKJ
JABATAN PESURUHJAYA BANGUNAN
PICTURES OF VARIOUS OPERATIONS BY COB MPKJ
JABATAN PESURUHJAYA BANGUNAN
PICTURES OF VARIOUS OPERATIONS BY COB MPKJ
JABATAN PESURUHJAYA BANGUNAN
PICTURES OF VARIOUS OPERATIONS BY COB MPKJ
JABATAN PESURUHJAYA BANGUNAN
PICTURES OF VARIOUS OPERATIONS BY COB MPKJ
JABATAN PESURUHJAYA BANGUNAN
PICTURES OF VARIOUS OPERATIONS BY COB MPKJ
JABATAN PESURUHJAYA BANGUNAN
MEDIA COVERAGE
JABATAN PESURUHJAYA BANGUNAN
MEDIA COVERAGE
JABATAN PESURUHJAYA BANGUNAN
MEDIA COVERAGE
JABATAN PESURUHJAYA BANGUNAN
CONCLUSION
JABATAN PESURUHJAYA BANGUNAN
CONCLUSION
• The role and responsibilities of The Commisioner Of Buldings (COB)in each local authority can be considered as a tough and heavy role,as we COB usually is the front liners in facing all sort of problems instrata management
• However, the Act 757 is a comprehensive provision that requiresfull commitment of the strata owners from which covers all aspectsof the management and maintenance of the strata bulding
• Apart from monitoring and governing the Act 757, COB’s also iscommitted in resolving all problems and issues pertaining tomanagement and maintenance but is limited to provisions andprocedures of the act
• Cooperation by all relevant parties is very important in order forCOB to deliver the best service to the people, because in myopinion, it the people that make the people.
JABATAN PESURUHJAYA BANGUNAN
JABATAN PESURUHJAYA BANGUNAN
THANK YOU!!!
SHAHRIL BIN OMAR
PENGARAH JABATAN PESURUHJAYA BANGUNAN
MAJLIS PERBANDARAN KAJANG
03-87331427 / 03-83768375