Activation of Lift Lobby Access Card System

The lift lobby access card system at all the lift lobbies of Komplek Suria Kinrara will be activated on the 1 March 2012.

This is a directive from the management office and hope this will be done as advised.

Owners who have not collected the card are advised to do so in order to avoid any inconvenience. Each apartment unit owner is required to pay RM150.00 for two cards. Additional cards, limited to two cards per apartment unit, will be charged at RM4.00 per card.  Any request for more than four cards will be subjected to an application with proof of the need. The application will be processed at the discretion of the management office.

This is the card reader.
Just tap the card at the reader to open the
magnetic lock.

Lost or damaged card will cost RM50.00 per card replacement.

Many owners have yet to collect the cards. Some tenants are encountering problems getting the cards from their landlords. Some owners not staying at the complex, are not aware of the implementation date of the lift lobby access card system. 

This is the Notice put up by the
Management company at the lift lobby.

Management company only put up the notice at the notice board of each lift lobby one month ago. Some tenants took the initiative to notify their landlords.  However, some landlords are not reachable due to overseas trips or out of the town.

According to the management office, each and every owners not staying at the complex will be notified by telephone.  But this may not be true. Some owners have emailed and called after reading this blog.

Despite of some issues of legitimacy and reliability of the system,  this is one system that will enhance the security of the apartment owners and tenants. Therefore, all owners are encouraged to ensure that the system is activated and function properly by 1 March 2012.

You can open this one-way lock from outside,
until the side of the grille is sealed.

For owners and tenants who are yet to collect the cards, the guards will be on duty at one of the lift lobby in each block to assist owners/tenants during this transition period. After this transition period of two weeks, owners without the access card may face the inconvenience of using the lift. The staircase is available during this interim period until the one-way lock is effective by sealing up the exposed side to prevent intruders from opening the grille door from outside.

Some owners have arrears in management fees and facing financial difficulties in settling all the outstanding charges plus the RM150.00. I have spoken to the management to give due consideration to those financially disadvantaged owners on a case to case basis.

With this lift lobby access card system plus the guards on duty, the management must endeavor to eliminate unwanted visitors, vandalism of common properties and crime in the complex. The performance of the management company is being monitored and watched  closely by all owners and tenants.

Lift Lobby Access Card System - Is this legitimate?

How effective and secure this system is?

The card reader and magnetic lock for the lift lobby access card system is completely installed. But, is the system fully operational?  Just re-visit the problem with the car park access card system and the grilles installation. This simple system took more the six (6) months for commissioning. FFMS, the management company, has a track record for poor implementation and control of facilities. The Management services provided by FFMS left more questions on effectiveness and integrity.

On the 8 February 2012, the supplier was still working on the software side of the system. The staff is yet to be trained in managing the system.

FFMS told owners that the card application would be process this week(6 - 11February 2012). All owners will be notified individually and notice will be posted at all lift lobbies. Up to this point in time (this blog posting time), there is no further development.

Each owner will be provided with two (2) cards free of charge. Additional two cards will be at RM3.00 per card. Any request for more than four cards will be at the discretion of the management and RA, subject to application and qualification.

The Magnetic lock is fastened to the grille by
 6 screws only.

The lift access card system is unlikely to be different in term of operational timing.  You may not be surprised to pay RM150.00 and get the card but the system is not working. Then, they will give a host of excuses. Software not working lah, computer crashed lah, blah blah blah whatsoever.  Many owners anticipated this problem.

Let’s leave the system technical and operational issues aside for the time being. 

Was the system properly evaluated and think through before implementation?
Some children or wheel chair bound resident cannot reach the reader.

Did all the owners or majority of the owners sanctioned the RA and FFMS to install this system? Did the RA or FFMS obtain a mandate from the owners to implement this lift lobby access card system?  The answer is NO.  Neither the RA nor FFMS has the power to implement this system, without prior mandate from the owners. Even with the consent of the RA, this is illegitimate.  The RA’s constitution clearly stated that any capital expenditure (purchase of equipments or fixture and fittings) more than RM10.000.00 (Ringgit: Ten thousands) requires the approval of members in general meeting. The RA committee has exceeded it’s authority. Hence, this approval given to FFMS to install access card system is illegitimate (ultra vires the constitution of RA). 

Moreover, FFMS position in managing Suria Kinrara is illegal. Under the Building and Common Property (Maintenance & Management) Act 2007, the JMB must be formed by the developer and the owners 12 month after the hand-over date of vacant possession. The vacant possession of Suria Kinrara was officially handed over to purchasers on 11 October 2010, Hence, the presence of FFMS is illegal.

With this question of legitimacy, can FFMS compel all owners to pay RM150.00 for the access card system?  Should some owners refuse to pay, what can FFMS do? Lets see who will challenge them.

Lift Lobby Access Card system. Why rush now?

The grilles to the lift lobbies and the stairs was approved by the Residents Association on  14 May 2011.  The total cost was RM25,800.  This was awarded to NP Iron Work by the management company. The sum is inclusive of Bomba approval, one-way lock to all the stair case grilles and door closer to all the grilles at the lift lobbies.   Now, the management company, FFMS, is saying the sum of RM25.800 does not include the one-way lock, door closer and the metal sheet covering the side to make the one-way lock effective.  Additional sum must be paid to the contractor to complete the job.  The grille installation took more than six(6) months and still incomplete.

Now, FFMS is rushing to install the access card system to control the residents. The reason is due to 70% of the owners refused to pay maintenance fees.  So, FFMS is using the RA to rush the installation so that they can  co-erce the owners to pay up.  They also proposed to engage bill collectors to knock on owners’ door. What a big joke is this?

This is unethical and unprofessional behavior of FFMS and the foolishness of the RA to approve the project

FFMS has no legal right to be there in the first place. After 12 months from the handover of vacant possession i.e .11 October 2011, developer must form JMB as stipulated under the statute law, and JMB shall decides who to manage Suria Kinrara.

Why rush this project now, instead of rushing for the formation of JMB in January 2012, as promised by the developer?  Don’t this raise any suspicion on FFMS and the RA?

FFMS and RA should find out why owners are not paying maintenance fees instead of rushing into all these acts.  This is unbecoming of the RA and FFMS.

Owners facing threats from bill collectors engaged by FFMS or otherwise, for outstanding maintenance fees must make a police report immediately.

Owners should refrain from paying monies to any person/s other than to the office and get an official receipt for each payment. 

Can this grille be effectively using one-way lock?  Only to open from inside out?
Recently, the one-way lock was installed.
But intruder can open from outside in.
Doesn't this defeats the purpose of this stair case grilles?

Owners should also not pay the access card fees of RM150.00 until the JMB is formed. The total cost of the system plus the grilles is about RM124,000. Divide this sum by 1,016 apartment units, the cost should be only RM123.00 per unit and not RM150.00.  Only about 250 owners out of 1016 units have paid the RM150.00 so far.


FFMS should not  be entrusted to handle this project.

How secure is the magnetic door lock on this grille?
Without CCTV installed or guard at the lift lobby,
the magnetic door lock and the battery can
be easily dismantled and stolen.. Soon
owners have to pay more mon y to
keep replacing them.
This is the mentality of FFMS, just to get
more money form owners.

FFMS even refused to produce the accounts, agreement with service providers and statutory document requested by the Vice Chairman of RA. 


The shop owners do not contribute to the card access system. This is fair, as they are on the ground floor and first floor.


The Chairman of RA (a shop owner not apartment owner) is seems to be supporting FFMS in rushing the access card system.  All owners will support the system for better security but not rushing now and handle by FFMS.


 You have to ask yourselves this question, why?

Can you open this one-way lock from outside? 
Definitely  YES

Are You getting your Strata Title?

Under the Sale & Purchase Agreement (S&P) signed between purchaser of Complex Suria Kinrara and Sentosa Restu (M) Sdn. Bhd. , the developer is obligated to deliver the parcel of land, on which Complex Suria Kinrara is sited, free from encumberances.

Preamble condition No. 2 of the S&P stated “ The said Land is not charged to any licenced bank or financial institution or such other body or authority”.

Page 2 of the S&P under the agreed terms and condition No 1. Agreement to Sell – “The Vendor hereby agrees to sell and the Purchaser agrees to purchase the said Parcel with vacant possession and free from all encumbrances but subject to such condition and restriction expressed or implied in the separate document of strata title to the Parcel when issued upon the terms and condition herein contained.”

Page 2 of Sale & Purchase Agreement.

This S&P was prepared by legal firm Mssr. Wong-Cheng Kiat-Loh, Advocates & Solicitors

The master title from the developer clearly shown the Land is not free from encumbrances. There is still a  Charge by Abrar Discounts Bhd, 24^th Floor, Menara Multi Purpose, No 8 Jalan Munshi Abdullah, 50100 Kuala Lumpur.

Didn’t the developer committed a breach of the S&P terms with the purchaser?

The developer has also committed an offence under the Strata Title Act 1985 –Act 318 , (Amendment enforced from 12 April 2007). 

The developer  has failed to submit application for Strata Title six (6) months from the date  of the enforcement, as stipulated under this amended Act. The S&P was signed in 2004 before the amended Act came in force.

According to reliable source, the developer will only submit application for Strata Title after the JMB is formed. And when will the JMB be formed?  That is a BIG Question mark ???

STRATA TITLES ACT 1985
ACT 318
(Amendment enforced from 12 April 2007) is appended for your easy reference

PART II - APPLICATION FOR SUBDIVISION OF A BUILDING OR LAND

8. Circumstances in which it is compulsory for a proprietor to apply for subdivision of a building or land

(1) The proprietor of any alienated land on which there is a completed building capable of being subdivided under section 6 shall, within the period specified in subsection (2), apply in accordance with section 10 for the subdivision of the building if at any time he has sold or agreed to sell any parcel in such building to any person.

(2) The period within which the requirement of subsection (1) shall be complied with is as follows:

(a) in the case of a building completed on a date after the commencement of this subsection-

(i) if the sale of, or agreement to sell, any parcel of the building, or the first such sales or agreements, took place before that date, the period is six months from that date;

(ii) if the sale of, or agreement to sell, any parcel of the building, or the first of such sales or agreements, took place after that date, the period is six months from that date of the sale or agreement or the first of such sales or agreements;

Is the Ministry of Housing and  Local Government (the Ministry) going to initial action against the developer to protect the interest of the purchasers?  Is the Selangor Land office (Land Administrator) taking action against such developer?

If the Ministry and Land Office is not enforcing the law, what is the RA going to do  on behalf of the purchasers?

Formation of JMB

After a reminder letter from MPSJ requesting the developer  to call a meeting to form the Joint Management Board (JMB), Sentosa Restu responded by pacifying the Authority and informed that a JMB formation meeting will be called in January 2012.

Letter from Sentosa Restu to MPSJ on the formation of JMB

Based on my reliable sources of information, the JMB meeting is unlikely to take place. FFMS Suria Kinrara is unable to complete the accounts for the first 12 months, get them audited and present the accounts to the developer, MPSJ and the owners. FFMS has managed Komplek Suria Kinrara for more than one year.  I smell fishiness on the accountability of all the collections by FFMS. 

The risk is that a large portion of the payment by owners are made in cash. This give the management staff plenty of opportunities to misappropriate.  The clamping fees collection, the car park rental are just two items easily pocketed.  The Resident Association has requested for the accounts but the request was turned down.  This just shows how arrogant the Management company is. Once the JMB is formed, they would be hounded like a criminal without forgiveness or mercy.  FFMS and their directors are responsible for this. If needed to, FFMS would be slapped with court action.

The RA request all owners of Suria Kinrara to co-operate and understand the need of each other.  Please help to disseminate this piece of information to those without access to blogs and e-mail. Also, please convey the message to those less fortunate owners who are unable to read English.

When the JMB meeting is called, please be present and elect responsible people to helm the JMB. 

Some Uncivilised Residents

This owner placed all the renovation materials along
the corridor. He thinks it is his right to do so.
This is not his property. This is @ Block D - Unit D-8-03, Owner Lee Kian Hock.

It is really depressing to see so many sick and incivilised people living in Komplek Suria Kinrara. Sometimes, my effort to make this a pleasant and preferred place for abode is seem in vain. I have help to resolve so many issues with the developer, Authority(MPSJ) and the Management company only to find some owners and tenants  behaving irresponsibly.  Irrespective of whether they are tenants or owners, some residents of Suria Kinrara do not respect the usage of Common properties or respect their  neighbours. Some owners do renovation work beyond the permitted hours. Some cause nuisance to their neighbours by making noises at odd hours.

Is this somebody's storage area? @ Level 1,
above the lift lobby.

Besides the Africans, some local Malaysians do not behave like civilized people. They obstructed the corridor, kept  pets, playing loud music, vandalized lift, swimming pool toilets and painted advertisement on the wall or scribbled on the wall.

Where do they  came from?  Are they from the undeveloped countries or from the jungle.

This toilet @ the swimming pool.
The seat & cover is broken and not replaced

The Common properties such as lifts, corridors and lift lobby, playground, driveway  and street light in the complex, fire fighting system, control room, swimming pool and toilets are all common properties belonging to every owner of Suria Kinrara. Common properties are not owned by the Developer or Management company but You and Me.

Shower room @swimming pool. This is so dirty and
floor trap damaged.

If owners cannot respect  common properties, they should not be part of this community.  If the tenants are misbehaving, they should be evicted without hesitation.

Part of this problem is due to poor policing by Management company, FFMS Suria Kinrara and bad house rules or no house rules.

We need all owners and tenants to co-operate and behave themselves.  With the JMB formed later, recalcitrant owners  and tenants will be dealt with more effectively. Hope the JMB do not have to resort to such action.

We have another big problem with Developer on the Strata Title. Watch out for my next posting.

Does this Developer has any Integrity left?

Is it so difficult for Sentosa Restu (M) Sdn. Bhd. (Trinity Bhd formerly known as Talam) to call a meeting of all the owners/buyer of Suria Kinrara to form a JMB?

The Joint Management Board (JMB) is the proper body recognised under the law to manage common property such as apartment, condominium and shopping complex with multiple owners. These classes of common property are to be jointly managed by the owners with one representative from the developer.

The law is very clear and straight forward.  The Building and Common Property (Maintenance & Management) Act 2007 –Act663 is not a complex piece of statute law. Yet the developer has chosen to ignore this and taking the risk of penalty under this law, including imprisonment.

This just proved further the kind of developer and their respect for the rights of the purchasers/owners and the law of the country. Is there any integrity left in them?

The Commissioner of Building had sent a letter to the developer on 31 October 2011. A reminder was sent on 15 November 2011. Up to the date of this posting, there is still no response from the developer.

All owners must stand up and fight for your rights. The developer cannot continue to manage Komplek Suria Kinrara with this unsatisfactory state.