Malaysia | Tribunal
The Strata Management Tribunal
The Strata Management Tribunal (Tribunal Pengurusan Strata, TPS) hears strata claims of up to RM250,000 in Peninsular Malaysia and Labuan. It began work on 1 July 2015. KPKT runs it together with the Homebuyers Claims Tribunal, with its head office in Putrajaya and zone offices in Kuala Terengganu, Johor Bahru and Kepala Batas.
The short answer
- The Tribunal hears 14 kinds of strata claim, up to RM250,000 in total.
- Filing a claim costs RM100 for a residential property and RM200 for a commercial or industrial one.
- There is no time limit: the Limitation Act 1953 does not apply to Tribunal claims.
- Lawyers are not allowed unless the Tribunal finds a complex legal issue and serious financial hardship.
- An award is final and binding and treated as a court order. Not obeying it is an offence.
What the Tribunal hears
It cannot hear a claim where title to land, or an interest in land, is in question (s 105(3)). An issue filed at the Tribunal cannot then be taken to court between the same parties, unless the court case started first or the claim is withdrawn or struck out (s 106).
- Disputes about how duties and powers under the Act are used.
- Defects, and the recovery of charges, sinking fund contributions or other debts.
- Orders to hold a general meeting, and cancelling meeting proceedings or resolutions that broke the Act.
- Cancelling an amendment to by-laws, and enforcing by-laws or claiming damages for a breach.
- Changing the late payment interest rate or the sum insured, or pursuing an insurance claim.
- Forcing a developer, JMB or MC to provide information or documents.
- Approving changes to common property, and confirming, changing or cancelling a COB decision.
Who can file, and the fees
A developer, purchaser, owner, JMB, MC, subsidiary MC, a COB-appointed managing agent, or another interested person with the Tribunal's permission, such as a tenant (s 107).
| Form | Residential | Commercial or industrial |
|---|---|---|
| Form 1: claim | RM100 | RM200 |
| Form 2: defence and counterclaim | RM100 | RM200 |
| Form 3: defence to counterclaim | RM50 | RM100 |
| Form 14: application notice | RM50 | RM100 |
| Setting aside an award | RM50 | RM100 |
How to file
- File Form 1 online through e-TPS, or in 4 copies at the counter or by post, with the details form (Borang Butiran TPS). Form 1 can be in Malay or English.
- Fees are paid in cash, bank draft or money order; personal cheques are refused.
- Serve a sealed copy on each respondent within 14 days of issue; the sealed copy is valid for 30 days.
- The respondent files a defence (Form 2) within 14 days of receiving it.
- The Tribunal must consider helping the parties settle; a recorded settlement has the effect of an award (s 112).
Awards
An award is to be made without delay and where possible within 60 days of the first hearing day (s 117). KPKT's client charter targets resolving strata claims within 140 working days of filing. The award is final and binding and treated as a court order (s 120). Interest on an award is capped at 8% a year, and other costs at RM5,000.
A party can apply to the High Court on the ground of serious irregularity causing substantial injustice (s 121). An award made when one party did not appear can be set aside by the Tribunal on application within 30 days of service. Not obeying an award is an offence: a fine of up to RM250,000, prison of up to 3 years, or both. The COB investigates; the Tribunal does not.
Act 757 rules are our English reading of the Malay text as passed in 2013, the copy KPKT and JPN publish. The Strata Management (Maintenance and Management) Regulations 2015 and the Tribunal Regulations 2015 were read in their Malay and English text. The Attorney General's legislation site could not be read on 31 October 2026, so later amendments could not be checked. JPN's 2025 annual report shows an amendment to Act 757 still being prepared in 2025.
Common questions
What is the Strata Management Tribunal? +
The Tribunal Pengurusan Strata (TPS), set up under Part IX of the Strata Management Act 2013. It hears strata claims of up to RM250,000 and began work on 1 July 2015.
What is the claim limit of the Strata Management Tribunal? +
RM250,000 for the total award sought (s 105(1)). KPKT's FAQ, updated 9 July 2025, states the same limit.
How much does it cost to file at the Strata Management Tribunal? +
RM100 for a residential property and RM200 for a commercial or industrial one, for the claim on Form 1.
Is there a time limit to file a strata claim? +
No. The Limitation Act 1953 does not apply to Tribunal claims (s 105(2)).
Can I file a Strata Management Tribunal claim online? +
Yes, through the e-TPS portal. You can also file Form 1 in 4 copies at the counter or by post.
Can I bring a lawyer to the Strata Management Tribunal? +
Only if the Tribunal finds a complex legal issue and serious financial hardship without one; if one side gets a lawyer, so can the other. A company can be represented by a full-time employee (s 110).
Can a JMB or MC claim unpaid maintenance charges at the Tribunal? +
Yes. Recovering charges, sinking fund contributions or other debts is one of the claims the Tribunal hears, after a written demand giving at least 14 days to pay.
Can a tenant file at the Strata Management Tribunal? +
Yes, as an interested person with the Tribunal's permission (s 107; KPKT FAQ).
What if the other side does not obey the award? +
Not obeying an award is an offence with a fine of up to RM250,000, prison of up to 3 years, or both. The COB investigates.
Can I appeal a Strata Management Tribunal award? +
An award is final and binding. A party can apply to the High Court only on the ground of serious irregularity that caused substantial injustice (s 121).
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