It's the question every frustrated committee eventually asks: “Can we just switch off his access card until he pays?” The short answer: often, yes — but strictly on the terms set out in your development's by-laws, not as a free-for-all. Here's the line, and why the details matter.
What the by-laws generally allow
The standard strata by-laws (made under the Strata Management Act 2013 and its 2015 Regulations) generally let a management body restrict a persistent defaulter's access and suspend their use of common facilities like the pool or gym, on the reasoning that unpaid charges help fund those very facilities. Some by-laws also allow a small reactivation fee. The precise powers, notice periods, and any fees depend on the by-laws your development has actually adopted — so read yours before relying on any of this.
What the law won't let you do
You can't lock someone out of their own home. A defaulter whose card is deactivated enters as a guest — you can't deny access to their own parcel.
You can't skip the notice. Deactivation must be preceded by proper notice (commonly 14 days).
You can't cut essential services or act inconsistently. Apply the same rule to everyone, or you're inviting a dispute.
Why the audit trail is your best friend
Here's the part committees underrate: doing this by hand — a guard manually blocking a card, no record of the notice — is how you lose at the Tribunal. When JaGaCard links a defaulter flag in JaGaCount to the access rule, every step is timestamped: the arrears, the notice, the deactivation, the reactivation on payment. That trail protects the committee at least as much as it pressures the defaulter.
Frequently asked questions
Can we restrict a defaulter's access?
Often, yes — the standard strata by-laws generally permit restricting a persistent defaulter's access after proper notice. But it depends on the by-laws your development has adopted, so confirm them (and take advice) before acting. You can never deny an owner access to their own parcel.
Can we bar a defaulter from the pool or gym?
Generally the by-laws allow suspending common-facility use for defaulters after notice — but check your own by-laws and apply the rule consistently.
What if they still don't pay?
Escalate to the Strata Management Tribunal (claims up to RM250,000) or recover via the Commissioner of Buildings.
This article is general information for Malaysian communities and is not legal advice. Verify specifics against your own by-laws and seek professional advice where needed.
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