In Tamans or housing area, the owner/residents are only responsible for the maintenance and upkeep of their own homes, not the common areas shared/used by all other residents/persons like roads, drains beside roads, signboards, road bumps - it is the responsibility of the Local Government(Local Council) who ensures that the upkeep/maintenance of all these common areas - including grass cutting.
Thus, when it comes to apartments/flats/condominium - there is no reasonable justification as to why individual units/home residents must be be burdened 'collectively' with the maintenance or up keep of the common areas - like the corridors in front their homes, stair cases and even elevators(lifts) - it should be the Local Government/Local Council that must be responsible. This is ONLY Fair and JUST.
Now, in many flats, apartments and condominiums, the responsibility of cleanliness and maintenance is passed on to a Management Committee of the owners - but the problem lies with the fact, that most owners/occupants do not pay their 'fees' - and this a problem. Further, some maintenance like lifts or having to change new lifts are very expensive for some of the high rise units. That is why, the maintenance of all common areas, including elevators, should be on the Local Government(Local Council) just like in Tamans. After all, everyone pays annually housing rates/tax to the Local Council. If this was the law, then we will not have the problem of elevators, cleanliness of the common areas, etc
Prime Minister Anwar Ibrahim today reiterated that the government’s move to introduce an Urban Renewal Act is rooted in the need to provide better living conditions for Malaysians long trapped in dilapidated housing....“There are people living in public housing (PPR) flats that are over 50 years old, in overcrowded, uncomfortable conditions, plagued by serious social and disciplinary issues, all due to prolonged pressure and neglect.Malaysiakini, 25/4/2025
But are you improving the living conditions of the current owners/residents of the existing building > or simply bothered about bettering living conditions for a totally new group of owners/residents who have the ability of paying higher for better homes?
Those now living in poor living conditions looks like they will be compensated for their current homes, and asked to GO.
So, PM Anwar Ibrahim - is it about bettering living conditions of those currently living in 'dilapidated' housing or some other NEW owners of 'redeveloped' buildings? This is not right....
URBAN RENEWAL ACT - If the original owners are given a new unit after their building was demolished and rebuilt or renewed with no additional payment, then there will lesser objection. In the interim, whilst waiting for the redevelopment, the owner/occupier is given temporary housing, in the same area not to affect their lives and relationship with the people in the area. Their children can go to the same school, the distance to work(hence, the travel expense, remains the same, then there will be LESSER RESISTANCE.
The problem now, is that the original owners may just receive adequate compensation for the homes and expected to leave and live elsewhere.
Prime Minister Datuk Seri Anwar Ibrahim explained that, on the contrary, the proposed URA will protect the rights of property owners by ensuring fair and significantly higher compensation than is currently provided.....Regarding the concerns about how the original owners would be able to repurchase their renovated homes, Anwar emphasised that one of the key principles of the URA is that housing renewal projects must be carried out through consultation with the owners, ensuring their consent to participate in the project. - Malay Mail, 19/5/2025
So, what it means, is that the current owners will be given COMPENSATION for their current units/homes, and then it will belong to developer...After the development, ability to RE-PURCHASE but at what price and can the old owners even be able to afford it? It should house for house, with no extra payment to be just. ALTERNATIVELY, URA is a evil tool to get rid of particular people(poor/marginalized/lower class/unemployed or already retired or with no more income generating capacity) and we will have a new breed of 'BETTER' owners/residents?
URA is good news for everyone else, but not the owners/residents affected now > because it will beautify the area, and possibly raise the property prices for those not affected in the area.
Will the monies received as compensation be adequate to even buy a new home - probably NOT, and this means, even with the compensation used to purchase new units, they still will have to apply and get new loans > and again be burdened with monthly loan payments for a long time. [Remember, we are talking about units that are 30 years old or more.]
SO, again, is the intention of the URA to get rid the POOR or what some considers 'lower class', irrespective of religion, ethnicity or nationalities - so that new buildings be built which will house a better quality of people as owners/residents? It is not a Malay/Bumiputra issue at all - but at risk are the poor and marginalized, or the people possibly 'Anwar and government' do not like living in the area. This is NOT Right.
Currently the law requires 100% approval of owners - before a flat/apartment building can be re-developed, and that I believe is fair and just. That requirement also means they who hold out may get HIGHER better compensation or deals (even a replacement unit in the newly developed building??)
Now, the proposed law says where the building is 30 years, they want the CHANGE the required consent to just 80% (so, it proceeds even if the remaining 20% says NO) - so, herein lies a main issue. When it comes to HOMES, most Malaysians places great value - it could have been their 1st home, the place their children were born and lived their entire life, the place where they hold on to memories of their loved ones - so, it is more than money. Then, it is also where their friends live and their community life is... so, in my opinion, the consent threshold should be 100%, unless there is a GUARANTEE of home for home, meaning they get back their 'improved' homes without the need for any extra payment - plus maybe alternate temporary housing nearby while development is happening. Would you want to abandon your home simply because 80% of other residents agreed to?
(2) The consent threshold for participation is as follows:Now, wait - it is not just urban redevelopment that the Act is talking about > it is also talking about 'urban regeneration' and 'urban revitalization' and I am not sure what it really means. It could mean housing units may be replaced by commercial units?
(a) where the age of buiding is thirty years, the consent threshold for participation shall be eighty percent;
(b) where the age of building is more than thirty years, the consent threshold for particaption shall be seventy-five percent;
(c) where an engineer has issued a certificate under paragraph 3(3)(b), the consent threshold for particaption shall be fifty-one percent; and
(d) where a building is abandoned, the consent threshold for particaption shall be fifty-one percent
“urban redevelopment” means development made to change the physical condition of the existing sites which includes demolishment, clearing of the sites, erecting buildings, and upgrading infrastructure and utility facilities;
“urban regeneration” means development made in building areas which are neglected, dilapidated or abandoned by the process of repairing the existing building or upgrading the infrastructure or utility facilities and landscaping;
“urban revitalisation” includes development made to improve the said area or building by the process of upgrading, beautification or landscaping, including changing the activities suitable to the standard and function of that area or building.
Well, those involved in construction industry, financial institutions, etc are HAPPY because they will make money and business. Those living around the URA affected building are happy, as this may increase the value of their property...
30 Years - Does this mean that government approved the building of these houses/flats/apartments/condominiums to just last 30 years - when Malaysians bought these premises, their legitimate expectations was that it would last 100 years or more - something they can hand down to their children and grandchildren. But now the proposed URA Act is saying that life-span of these homes is just 30 years, just like cars? Why were the house-buyers never informed that they were just buying homes that last only 30 years.....??? I take out a 30 year loan to buy my house, and as soon as finally settle my loan, and it becomes 100% my house - it is of no value because it was just meant to last 30 years, and may be subject to URA?
If this be the case, it the Government's fault - as it approves all building plans, including the quality of material used. Housing/Buildings should be built to last 100 years or more --- some of the buildings built in the colonial era is still standing strong....[I have heard stories from contractors that build roads just before elections, that they were told that the roads only needed to last 6-12 months, but for homes/buildings this should not be the case to last just 30 plus years - was this a pre-GE14 BN regime's fault?
When MP Syerleena spoke, was she even concerned about the current owners/residents?
THE Urban Renewal Act (URA) will ensure all ordinary Malaysians have access to safe, decent, and liveable homes, said Bukit Bendera MP Syerleena Abdul Rashid.“For too long, our urban centres — once proud symbols of growth and diversity — have been allowed to crumble under the weight of neglect, outdated infrastructure, and poor planning.“If we continue to ignore this, many of our neighbourhoods will slip further into decay, dragging down the quality of life for millions,” she said in a statement.
But was it not the government itself that approved these now considered UNSAFE, UNLIVABLE and indecent homes in the first place?
Everyone is worried now - tell us how long our house/buildings are supposed to LAST based on the current construction standards. People need to know that it can last only 30 years, 50 years or more than 100 years? People need to know that it can withstand floods, and even earthquakes.
Should we INCREASE the Civil Limitation Period be increased to 50 years for owners to take action against Developers/Builders and even government authorities that approve building plans, and ensured that buildings were built according to standards to maybe last 100 years > now the limitation period for action against government is just 3 years, and for others, it is 6 years. So, maybe a special NEW Limitation Period for houses/buildings should be considered.
As proposed earlier, the owners/residents should be ONLY responsible for the cleanliness/maintenance of the own apartment/flat/condominium units - the LOcal Government(Local Council) should be responsible for all common areas and common facilities - corridors, staircases, elevators, etc - same as those living in Tamans and housing estates.
URA should not be buying or compensating for units > existing owners should be given HOME for HOME in the new re-developed premises, without paying any additional monies, and during construction be provided temporary housing for free in the same area. This would be FAIR and just...as URA projects will be good for the entire town/state as well.
So, PM Anwar and his Ministers should not be talking about 'HIGHER' compensation, and the Right to RE-PURCHASE when the development is done...
The Government or the Local Government(Local Council) should be responsible for the upkeep and maintenance of all common areas, including corridors, lifts, etc...The government should also be responsible for the painting and upkeep of external walls - so that these building look decent, clean, etc.
Government should now look and see whether MAINTENANCE only is sufficient, and, if not, tell us WHY it needs to be DEMOLISHED and rebuilt? Was it a government failure in not ensuring proper plans, building materials and standards???
Let URA be another form of EVICTION to change the kind of people living in the area?
Let URA not be a tool to change the demography of the electors in the Constituency to simply improve chances of government parties winning future elections...
The URA Bill is yet to be tabled - so still time to right the wrongs in the proposed Bill?
Old age, retirees and those without regular source of income > they simply will not be able to pay any additional monies or buy new homes.
Besides owners, the other group are the existing tenants - who may now be paying affordable rent - if they lose their tenancy, will they be able the afford the HIGHER rents in other places... There is no mention, I believe, about compensating or finding new premises for these tenants..
Anwar set the MINIMUM WAGE at RM1,700 - how much goes for rental? As it is a simple meal cost RM10 at least, and for 3 meals a day per month, he/she spends about RM900 - where is the money for the family/children, etc?
MP: Urban renewal is not a threat, but the help our cities desperately need
The Act proposes proper legal frameworks, transparent compensation, public consultation, and a people-first approach to redevelopment.
Updated 1 week ago · Published on 05 May 2025 2:24PM
“If we continue to ignore this, many of our neighbourhoods will slip further into decay, dragging down the quality of life for millions,” she said in a statement.
She explained that the Act proposes proper legal frameworks, transparent compensation, public consultation, and a people-first approach to redevelopment.
“It moves us away from an era of shady backdoor deals and unchecked development — and toward a system that’s fair, transparent, and sustainable,” she said.
However, she said instead of working together to fix what’s broken, some quarters in the opposition were using race to stoke fear.
She said this brand of politics is not only reckless but it does nothing to address the real struggles faced by everyday Malaysians.
“Just last week, Housing and Local Government Minister Nga Kor Ming invited opposition MPs to visit run-down flats in the Klang Valley to see for themselves the urgency of urban renewal.
“Not one showed up. Instead of showing leadership, they stayed silent — content to criticise from afar,” she said.
She said the problems continue to mount. “In places like Rifle Range in Penang — once a pioneering model of public housing — the buildings are now falling apart. “Residents face outdated wiring, pest infestations, poor ventilation, and lifts that break down regularly.
“Many have asked for help for years, but efforts have been stalled by bureaucracy and the absence of a national legal mechanism,”.
Syerleena said Penang has tried to act on its own, but without federal support, even the best intentions get tangled in red tape. “The URA can change that — giving states the power and resources to act decisively, while ensuring that no community is left behind,” she added.
She stressed that Malay rights are protected under our Federal Constitution — and Prime Minister Anwar Ibrahim has reiterated this fact time and again.
“The URA is a tool for progress that upholds fairness and presents hope and about making sure our children grow up with access to parks and clean walkways, not rat-infested corridors.
“While making sure our seniors live in comfort and not in fear of building collapse,” she said.
Rifle Range, like so many communities across the country, is multiracial. Malays, Chinese, Indians — all struggling with the same issues: failing infrastructure, unsafe buildings, and a lack of basic services.
Supporting the URA means choosing a
Malaysia that works for everyone — not just for those lucky enough to
live behind security guards and gated fences, she added. – May 5, 2025, Vibes
Anwar: Urban Renewal Act will protect property owners, not displace Malays and Bumiputeras
KUALA LUMPUR, March 19 — The perception that the Urban Renewal Act (URA) will cause Malays and Bumiputeras to lose their place in the city, or that the law prioritises developers, is incorrect.
Prime Minister Datuk
Seri Anwar Ibrahim explained that, on the contrary, the proposed URA
will protect the rights of property owners by ensuring fair and
significantly higher compensation than is currently provided.
This was shared by the Prime Minister’s senior press secretary, Tunku Nashrul Abaidah, during the Prime Minister’s Office daily briefing today.
Anwar also added that the law aims to protect the rights and dignity of the people, particularly Malays in the cities, ensuring that the urban poor can live with greater dignity, rather than being left to live in overcrowded conditions for decades without resolution.
Tunku Nashrul stated that “The Urban Renewal Bill is a solution to the struggle between the people and the developers that has been going on for a long time.”
The Prime Minister clarified that there are misconceptions about the original homeowners losing their rights once the law is implemented.
Regarding the concerns about how the original owners would be able to repurchase their renovated homes, Anwar emphasised that one of the key principles of the URA is that housing renewal projects must be carried out through consultation with the owners, ensuring their consent to participate in the project.
Once an agreement is reached, the owners will receive renovated properties, compensation, living allowances, and several other benefits during and after construction.
The Prime Minister further stressed that the URA will ensure that the renovated houses are returned to the original owners, allowing them to return to live on the original site once the development is complete.
He also stressed that the property compensation value the owner will receive will be based on the future market value, helping them to repurchase their renovated house. This is different from the current situation, where compensation decided by the consultant or the court is based on the current value.
Tunku Nashrul added, “In addition to compensation that is much higher than the current method, the URA will also ensure that various forms of compensation or benefits are provided to the owner, including transit housing rental payments, ex-gratia payments for renovation of existing properties, and other payments to support the owner’s livelihood during the construction period, as well as ensuring that any redevelopment emphasises the principles of social justice that are the basis of the Madani concept.”
The Housing and Local Government Ministry has identified up to 139 pieces of land in Kuala Lumpur for redevelopment, with 91 of them being residential properties. These projects are expected to generate an estimated gross development value of RM332.5 billion. - Malay Mail, 19/3/2025
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