Condo and strata living in Penang: JMB, MC, the Commissioner of Buildings and the tribunal

The short version

The Commissioner of Buildings (COB) for your condo is at your city council: MBPP's COB for the island (04-259 2208) and MBSP's COB for the mainland.
Your building is run by a JMB or an MC, under the Strata Management Act 2013 (Act 757). The COB registers them, takes complaints and enforces the Act.
Maintenance charges follow the share units of your unit. The sinking fund is at least 10% of the maintenance charge.
Late payment: charges are due within 14 days of the notice; late interest is at most 10% a year, counted daily.
Disputes that the COB cannot settle go to the Strata Management Tribunal (claims up to RM250,000). Its northern office is in Kepala Batas and it sits in George Town.

Who is who

Body	What it is
Developer	Manages the building in the first period after handover, and must call the first meeting to set up the JMB
JMB (Badan Pengurusan Bersama, joint management body)	The owners' body that runs the building until an MC is formed, then hands its accounts to the MC
MC (Perbadanan Pengurusan, management corporation)	Takes over from the JMB; MBPP's COB confirms its certificate after a letter from the state land office (PTG)
Managing agent (Ejen Pengurusan)	Also overseen by the COB, MBPP says
COB (Pesuruhjaya Bangunan)	Oversees all of the above for the council area

MBPP's COB says its customer charter commits it to:

making sure the developer calls the first AGM to form the JMB within 12 months of handing over vacant possession;
issuing a JMB's certificate within 2 weeks of a complete application;
making sure each JMB or MC holds its AGM no more than 15 months after the last one, and files the minutes and audited accounts within 28 days of the AGM;
acting on a complaint within two working days and replying within three working days.

MBPP says the Act was gazetted for Penang on 12 June 2015, and that the Mayor has been the island's COB since 16 May 2007. MBSP's COB has its own department with units for administration, finance and accounts, and technical and enforcement work.

Sources: MBPP Jabatan Pesuruhjaya Bangunan, MBSP Jabatan Pesuruhjaya Bangunan and MBSP COB FAQ, read 2026-10-14.

Maintenance charges and the sinking fund

From MBSP's COB FAQ, which carries no date and refers to events from 2015 to 2017:

How the charge is set: by the share units allotted to each parcel (Section 12(3) of Act 757). Raising it needs approval at an AGM or EGM.
Two separate accounts. The maintenance account pays for routine work, such as staff wages, utility bills, cleaning and security. The sinking fund (kumpulan wang penjelas) pays for big jobs such as repainting the building, replacing the water tank or changing a lift. Keeping only one account is an offence.
Sinking fund size: at least 10% of the maintenance charge. A JMB can set more, for example 15%, at a general meeting, but never less than 10%.
Using the sinking fund needs approval from a majority of owners at a general meeting.
Paying late: owners have 14 days from receiving the notice. After that, a late charge of not more than 10% a year, on a daily basis, can apply (Section 12(6)).
No power to cut utilities: the FAQ says a JMB or MC has no power to cut off water or electricity to an owner who does not pay.
Not happy with the charge the developer set? An owner can ask the COB to review it (Section 12(8)).

Source: MBSP Commissioner of Buildings FAQ, read 2026-10-14.

Meetings and votes

Also from MBSP's COB FAQ:

Notice of an AGM must be sent 14 days ahead.
Owners in arrears may attend the AGM but cannot vote, and cannot be elected to the committee.
Votes: on a show of hands, one parcel is one vote. On a poll, votes follow each parcel's share units.
Tenants can attend and vote as an owner's proxy, but cannot be elected to the committee.
Committee members must own a parcel (strata title or sale and purchase agreement). An owner who has sold can no longer sit on the committee or sign cheques.

Source: MBSP Commissioner of Buildings FAQ, read 2026-10-14.

Parcel rent: a separate bill

Your condo unit also owes a yearly parcel rent (cukai petak) to the state, under the Strata Titles Act 1985 and Penang's 2019 strata title rules. It is due from 1 January to 31 May, like quit rent, and is paid through the PgLAND portal. See Which bill is which.

Source: PTG FAQ, Bahagian Hasil, read 2026-10-14.

Where to complain

Your management office first, in writing. MBSP's FAQ says management must give owners the documents they ask for, against a set fee.
The COB at your council. It handles complaints about management and maintenance of common property, JMB and MC set-up, and disputes over maintenance accounts.
- Island: MBPP Jabatan Pesuruhjaya Bangunan, Level 11, KOMTAR, Jalan Penang, 10675 Pulau Pinang. Telephone 04-259 2208.
- Mainland: MBSP, Menara Bandaraya, Bandar Perda, Bukit Mertajam. MBSP publishes a COB FAQ on its website; the FAQ gives no direct COB phone number.
The Strata Management Tribunal (Tribunal Pengurusan Strata, TPS), part of KPKT's Housing and Strata Management Tribunal (TPPS).
- Claims up to RM250,000. There is no time limit for filing.
- Who can file: developers, buyers, owners (including original owners), JMBs, MCs, subsidiary MCs and managing agents appointed by the COB, among others. Anyone else with an interest needs the tribunal's permission first.
- How: online through the e-TPS system (etps.kpkt.gov.my), or at a counter or by post. The counter filing fee is RM100.00 for a home (RM200.00 for commercial or industrial).
- Speed: the tribunal aims to settle a strata claim within 140 working days of filing.
- Northern zone office: Level 7, Zon B, Wisma Persekutuan Seberang Perai Utara, Jalan Bertam, 13200 Kepala Batas. Telephone 04-575 9022. Its extra Penang court sits at Bangunan MARA, 33 Jalan Pengkalan Weld, George Town.
- Headquarters hotline: 03-8891 3284. Email: tribunal@kpkt.gov.my.

Sources: MBPP Jabatan Pesuruhjaya Bangunan, MBSP Jabatan Pesuruhjaya Bangunan, MBSP COB FAQ, KPKT TPPS contacts, About TPPS and TPS FAQ, read 2026-10-14.