Dokumen Tentang COB (Commissioner of Building)

1. What is the Commissioner of Buildings (COB) Malaysia?

The Commissioner of Building (COB) is an officer who is appointed for administering and carrying out the provisions in the Strata Management Act 2013 (SMA). Under the SMA (Act 757), the COB is responsible to provide proper maintenance and management of buildings, common property and its related matters. However, the law is only as good as the degree of its enforcement.

On 1 June 2015, the Government has approved 757 Act to come into force and the Strata Title Act (Act A1450) replacing the Building Act And joint property (maintenance and management) 2007 (Act 663) and the Strata Title Act 1985 (Act 318) with element improvements in both of the Act.

2. What is the objective of COB?

The objective of COB is to ensure the maintenance of the joint property. This is done by implementing laws and procedures for creating harmony in common property living for multilevel development.

3. What are the main functions of a COB?

 A COB or any authorised personnel, at any time, have full and free access to the account records and other records of the corporation and makes copies or extracts from any such accounts or records;

 Appointing an approved company auditor (if necessary) to investigate records, accounts and transactions;

 Carry out an inspection or investigation to determine whether an offence under Act 663 has been committed and may seize any record, account or document under this Act;

 Appoint an agent to manage, to exercise the power and discharge the duties and functions of the developer, JMB or MC after proving out that they do not function satisfactorily and do not meet the interest of the owner of the parcel;

 Order (in writing) the MC Council to hold an extraordinary general meeting. The COB may also allow any owner to call an extraordinary general meeting if he or she finds out that the council has not been properly represented;

 A COB or any authorised personnel at any time may enter into any building, land or premises for the purpose of carrying out any repair or immediate work on the building, land or premises;

 To indict any person who, without reasonable cause, fails or refuses to pay management and maintenance fees;

 To penalise any offence that is against Act 663 or any regulation made under this Act by collecting a sum of fine from persons suspected of committing the offence, but not exceeding the maximum fine for the offence; as well

 Any person who assaults, obstructs or hinders a COB or any authorised personnel to perform his duties under Act 663 will be charged as committing an offence and upon conviction, he or she is liable to a fine not exceeding RM 500 and can be jailed for a term not exceeding one month or both

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4. How is the COB different from Strata Management Tribunal (SMT)?

The Strata Management Tribunal (SMT) is the legally recognised body that handles any disputes related to strata management. However, the jurisdiction of the SMT does not extend to any claim related to disputes of ownership.

SMT only serves selected stakeholders, namely managing agents, proprietors, developers, management bodies, purchasers and interested persons decided by the SMT. Issues that can be brought to the SMT include disputes over decisions made by Management Corporations (MC) or Joint Management Bodies (JMB), disputes over maintenance cost or misuse of sinking funds, by-law amendments, and debt recovery.

All disputes can be handled at minimal cost as no legal representation is allowed. However, the SMT has a pecuniary jurisdiction not exceeding RM 250,000.

Strata property owners are advised to seek the help of the COB first instead of the SMT when facing problems related to strata living. For example, when an Annual General Meeting fails to form a management committee, the COB could step in to appoint a managing agent.

The role of a COB is limited to enforcing the SMA, thus his/her power is subject to the SMT. For cases that cannot be handled by a COB such as to remove an entire JMB or MC, property owners will need to bring the case to the SMT.

5. Has the court ever ruled against the COB?

Yes. An example is where the court decided against the COB in the case of Badan Pengurusan Bersama Paradesa Rustika v. Sri Damansara Sdn Bhd (2013) 9 CLJ 813), where the Management Corporation (MC) sought to recover from the developer a shortfall sum of approximately RM500,000 being the sum of money collected by the developer prior to the formation of JMB which were not transferred to the JMB.Prior to the filing of the suit, the JMB referred the matter to the COB and the COB purportedly exercised his or her power and demanded the developer to pay the said sum claimed by the JMB. In the suit, the JMB sought a court declaration that the developer owed the JMB the claimed sum as decided by the COB. It turned out that the COB lacked jurisdiction under section 16 (5) of BCPA to make any decision with regard to the sum the JMB claimed must be paid over to them. The COB as an enforcer appointed by the state government has the power to investigate and the power to attach moveable property. Along with the SMT, COBs are there to ensure proper maintenance and management of buildings and common property are carried out.

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1. Apakah Pesuruhjaya Bangunan (COB) Malaysia?

Pesuruhjaya Bangunan (COB) ialah pegawai yang dilantik untuk mentadbir dan melaksanakan peruntukan dalam Akta Pengurusan Strata 2013 (SMA). Di bawah SMA (Akta 757), COB bertanggungjawab menyediakan penyelenggaraan dan pengurusan bangunan, harta bersama dan perkara berkaitan dengan sewajarnya. Walau bagaimanapun, undang-undang hanya sebaik tahap penguatkuasaannya.

Pada 1 Jun 2015, Kerajaan telah meluluskan Akta 757 untuk berkuat kuasa dan Akta Hakmilik Strata (Akta A1450) menggantikan Akta Bangunan Dan harta bersama (penyelenggaraan dan pengurusan) 2007 (Akta 663) dan Akta Hakmilik Strata 1985 (Akta 318). ) dengan penambahbaikan elemen dalam kedua-dua Akta.

2. Apakah objektif COB?

Objektif COB adalah untuk memastikan penyelenggaraan harta bersama. Ini dilakukan dengan melaksanakan undang-undang dan prosedur untuk mewujudkan keharmonian dalam kehidupan harta bersama untuk pembangunan pelbagai peringkat.

3. Apakah fungsi utama COB?

• COB atau mana-mana kakitangan yang diberi kuasa, pada bila-bila masa, mempunyai akses penuh dan bebas kepada rekod akaun dan rekod lain perbadanan dan membuat salinan atau cabutan daripada mana-mana akaun atau rekod sedemikian;

• Melantik juruaudit syarikat yang diluluskan (jika perlu) untuk menyiasat rekod, akaun dan transaksi;

• Menjalankan pemeriksaan atau penyiasatan untuk menentukan sama ada kesalahan di bawah Akta 663 telah dilakukan dan boleh menyita apa-apa rekod, akaun atau dokumen di bawah Akta ini;

• Melantik ejen untuk mengurus, menjalankan kuasa dan melaksanakan tugas dan fungsi pemaju, JMB atau MC selepas membuktikan bahawa mereka tidak berfungsi dengan memuaskan dan tidak memenuhi kepentingan pemilik petak;

• Memerintahkan (secara bertulis) Majlis MC mengadakan mesyuarat agung luar biasa. COB juga boleh membenarkan mana-mana pemilik untuk memanggil mesyuarat agung luar biasa jika dia mendapat tahu bahawa majlis itu tidak diwakili dengan betul;

• COB atau mana-mana kakitangan yang diberi kuasa pada bila-bila masa boleh memasuki mana-mana bangunan, tanah atau premis untuk tujuan menjalankan apa-apa pembaikan atau kerja segera ke atas bangunan, tanah atau premis;

• Untuk mendakwa mana-mana orang yang, tanpa sebab munasabah, gagal atau enggan membayar yuran pengurusan dan penyelenggaraan;

• Untuk menghukum mana-mana kesalahan yang bertentangan dengan Akta 663 atau mana-mana peraturan yang dibuat di bawah Akta ini dengan mengutip sejumlah denda daripada orang yang disyaki melakukan kesalahan itu, tetapi tidak melebihi denda maksimum bagi kesalahan itu; juga • Mana-mana orang yang menyerang, menghalang atau menghalang COB atau mana-mana kakitangan yang diberi kuasa untuk melaksanakan tugasnya di bawah Akta 663 akan didakwa melakukan kesalahan dan apabila disabitkan, dia boleh didenda tidak melebihi RM 500 dan boleh dipenjarakan tempoh tidak melebihi satu bulan atau kedua-duanya

4. Bagaimanakah COB berbeza daripada Tribunal Pengurusan Strata (SMT)?

Tribunal Pengurusan Strata (SMT) ialah badan yang diiktiraf di sisi undang-undang yang mengendalikan sebarang pertikaian berkaitan pengurusan strata. Walau bagaimanapun, bidang kuasa SMT tidak meliputi sebarang tuntutan yang berkaitan dengan pertikaian pemilikan.

SMT hanya berkhidmat kepada pihak berkepentingan terpilih, iaitu ejen pengurusan, pemilik, pemaju, badan pengurusan, pembeli dan orang yang berminat yang diputuskan oleh SMT. Isu yang boleh dibawa kepada SMT termasuk pertikaian mengenai keputusan yang dibuat oleh Perbadanan Pengurusan (MC) atau Badan Pengurusan Bersama (JMB), pertikaian mengenai kos penyelenggaraan atau penyalahgunaan dana tenggelam, pindaan undang-undang kecil dan pemulihan hutang.

Semua pertikaian boleh dikendalikan dengan kos yang minimum kerana tiada perwakilan undang-undang dibenarkan. Walau bagaimanapun, SMT mempunyai bidang kuasa kewangan tidak melebihi RM 250,000.

Pemilik hartanah strata dinasihatkan mendapatkan bantuan COB terlebih dahulu dan bukannya SMT apabila menghadapi masalah berkaitan kehidupan strata. Sebagai contoh, apabila Mesyuarat Agung Tahunan gagal membentuk jawatankuasa pengurusan, COB boleh mengambil bahagian untuk melantik ejen pengurusan.

Peranan COB terhad kepada penguatkuasaan SMA, oleh itu kuasanya tertakluk kepada SMT. Bagi kes yang tidak boleh dikendalikan oleh COB seperti mengeluarkan keseluruhan JMB atau MC, pemilik hartanah perlu membawa kes itu ke SMT.

5. Adakah mahkamah pernah membuat keputusan terhadap COB?

ya. Contohnya adalah di mana mahkamah memutuskan terhadap COB dalam kes Badan Pengurusan Bersama Paradesa Rustika lwn Sri Damansara Sdn Bhd (2013) 9 CLJ 813), di mana Perbadanan Pengurusan (MC) berusaha untuk mendapatkan semula daripada pemaju sejumlah kekurangan sebanyak kira-kira RM500,000 merupakan jumlah wang yang dikumpul oleh pemaju sebelum penubuhan JMB yang tidak dipindahkan kepada JMB.

Sebelum pemfailan saman itu, JMB merujuk perkara itu kepada COB dan COB kononnya menjalankan kuasanya dan menuntut pemaju membayar jumlah tersebut yang dituntut oleh JMB. Dalam saman itu, JMB memohon pengisytiharan mahkamah bahawa pemaju berhutang dengan JMB jumlah yang dituntut seperti yang diputuskan oleh COB. Ternyata COB tidak mempunyai bidang kuasa di bawah seksyen 16 (5) BCPA untuk membuat sebarang keputusan berhubung jumlah yang dituntut JMB mesti dibayar kepada mereka. COB sebagai penguatkuasa yang dilantik oleh kerajaan negeri mempunyai kuasa untuk menyiasat dan kuasa untuk melampirkan harta alih. Bersama-sama dengan SMT, COB berada di sana untuk memastikan penyelenggaraan dan pengurusan bangunan dan harta bersama yang betul dijalankan.

the Strata Management Tribunal is established and regulated by the (i) Strata Management Act 2015 (Act 757) and the (ii) Strata Management (Strata Management Tribunal) Regulations 2015 respectively, which came into force on 1 June 2015.

Here are 10 essential things to know about the Strata Management Tribunal:

1. Resolving disputes efficiently

The Strata Management Tribunal was established to resolve strata management related disputes with efficiency, cost effectiveness and speed.

Under the Strata Management Act 2015, the Tribunal is required to make its Award without delay and where practicable, within 60 days from the first day of the hearing. Its Client Charter includes the aim to settle a claim within 150 working days.

2. Jurisdiction

The jurisdiction of the Strata Management Tribunal includes:

 Monetary claims not exceeding RM250,000;

 Disputes or complaints concerning an exercise or the performance of, or the failure to exercise or perform, a function, duty or power conferred or imposed by the Strata Management Act 2015 and subsidiary legislation made under the Strata Management Act 2015;

 Disputes on costs or repairs in respect of a defect in a strata parcel, building or land intended for subdivision and its common property (subject to subsection 16n(2) of the Housing Development (Control and Licensing) Act 1966);

 Claims for the recovery of outstanding maintenance charges and sinking fund contributions;

 Claims for an order to convene a general meeting;

 Claims for an order to invalidate proceedings of meeting where any provision of the Strata Management Act 2015 has been contravened;

 Claims for an order to nullify a resolution where voting rights has been denied or where due notice has not been given;

 Claims for an order to nullify a resolution passed at a general meeting;

 Claims for an order to revoke amendment of by-laws having regard to the interests of all the parcel owners;

 Claims for an order to vary the rate of interest fixed for late payment of maintenance charges and sinking fund contributions;

 Claims for an order to vary the amount of insurance to be provided;

 Claims for an order to pursue an insurance claim;

 Claims for compelling a developer, joint management body or management corporation to supply information or documents;

 Claims for an order to give consent to effect alterations to any common property; and

 Claims for an order to affirm, vary or revoke the Commissioner’s decision.

3. Powers

The Strata Management Tribunal has the power to:

 Order a party to pay a sum of money to another party;

 Order the price or other consideration paid by a party to be refunded to that party;

 Order the payment of compensation or damages for any loss or damage suffered by a party;

 Order the rectification, setting aside or variation of a contract or additional by-laws, wholly or in part;

 Order costs of not more than RM5,000;

 Order interest at a rate not more than 8% per annum;

 Dismiss a claim which it considers to be frivolous or vexatious;

 Make any order of which it has the jurisdiction to make or any other order as it deems just and expedient; and

 Make such ancillary or consequential orders or relief as may be necessary to give effect to any order made by the Tribunal.

4. Parties who can file a claim

The following persons and entities are entitled to file a claim in the Strata Management Tribunal:

 Developer;

 Purchaser;

 Parcel owner;

 Proprietor, including an original proprietor;

 Joint Management Body (JMB);

 Management Corporation (MC);

 Subsidiary Management Corporation;

 Managing agent; and

 Any other interested person, with the leave of the Tribunal.

5. Open to public

All proceedings of the Strata Management Tribunal are open to the public.

6. No legal representation

By default, parties are not allowed to be represented by lawyers at Strata Management Tribunal proceedings. However, the Tribunal may allow legal representation if:

 The case involves complex issues of law; and

 One party will suffer severe financial hardship otherwise.

If one party is allowed legal representation by the Tribunal, the other party will also be allowed the right to legal representation.

Although lawyers may not ordinarily be allowed to speak on behalf of a party during the Tribunal proceedings, a party either pursuing or defending a Tribunal claim can and should still seek legal advice and assistance. Lawyers may be engaged to assist a party with the formulation of a claim or defence and the preparation of the forms, cause papers and submissions to be filed in the Tribunal.

7. Awards and adjournments

If the respondent to a Tribunal claim fails to file a Statement of Defence, the Tribunal may proceed to make an award in favour of the claimant on the hearing date.

Alternatively, the Tribunal may also (i) adjourn the hearing in its discretion to enable the respondent to file the Statement of Defence or (ii) allow the respondent to submit his defence orally and proceed with the hearing.

If either party is absent during the Tribunal hearing, the Tribunal may proceed with the hearing, adjourn the hearing to a later date, or make an order or award as it thinks appropriate.

8. Non-compliance of Award is a criminal offence

The failure to comply with a Tribunal Award is a criminal offence under the Strata Management Act 2015. If found guilty and convicted, a person may be liable to a fine not exceeding RM250,000 or to imprisonment for a term not exceeding 3 years or to both. For a continuing offence, there will be a further fine not exceeding RM5,000 for every day or part thereof.

In July 2020, the Subang Jaya Municipal Council through its Commissioner of Buildings (COB) prosecuted a parcel owner for failure to comply with a Tribunal Award to pay outstanding maintenance charges. The Subang Jaya Magistrate’s Court convicted the parcel owner and imposed a fine of RM5,500.

9. Award may be executed

A Tribunal Award is deemed to be an order of the civil Court and can be enforced accordingly by any party to the proceedings. If the Award has not been complied with, the Tribunal Secretary shall send a copy of the Award to the Court and the Court shall cause a copy of the Award to be recorded (also known as Ingkar Award). Thereafter, the party in breach of the Award may be liable to execution proceedings including:

 Bankruptcy;

 Winding-up;

 Committal proceedings (Contempt of court);

 Judgment Debtor Summons; and

 Garnishee proceedings.

10. Award may be challenged by judicial review

A party who is dissatisfied with the Tribunal’s Award may file an application for judicial review in the High Court to challenge the said Award.

The application for judicial review must be filed within three (3) months from the date of the Tribunal Award. The judicial review application will succeed if the applicant can show serious irregularity affecting the Award. “Serious irregularity” means an irregularity of one or more of the following kinds which the High Court considers has caused substantial injustice to the applicant:

 Failure by the Tribunal to act fairly and impartially between the parties;

 Failure by the Tribunal to deal with all the relevant issues; and

 Uncertainty or ambiguity as to the effect of the Award.

Parties can and should engage lawyers to advise and represent them in the judicial review proceedings at the High Court.