Uniform Building By-Laws

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### Demolition of Buildings (Part IA) #### By-law 2A. Application - Applies to demolition of a building before reconstruction. #### By-law 2B. Preparation and submission of demolition plan 1. Before demolition, submit a detailed demolition plan and stability report (MS 2318) to the local authority. 2. Demolition plan must be certified by the submitting person (Form A, Second Schedule) for compliance with MS 2318 and acceptance of responsibility for execution. #### By-law 2C. Power of local authority to reject demolition plan and stability report - Local authority may reject non-compliant demolition plans or stability reports (MS 2318) and require resubmission. #### By-law 2D. Notice of commencement or resumption of building operations 1. Notice of intent to commence/resume demolition (Form B, Second Schedule) must be given, including work particulars. 2. If work doesn't start/resume on given date, a new Form B notice is required. #### By-law 2E. Methods of demolition - Demolition works must conform to MS 2318. #### By-law 2F. Duties of submitting person 1. Submitting person certifying plan (by-law 2B(2)) is responsible for proper execution of demolition works until completion, unless: - Another submitting person is appointed with local authority agreement. - Local authority agrees to accept withdrawal/replacement at owner's request, provided demolition hasn't started. 2. If local authority agrees to withdrawal/replacement, demolition cannot commence until a new submitting person is appointed. 3. If submitting person dies, becomes bankrupt, cannot be found, is deregistered, or ceases practice, owner/occupier must appoint another submitting person and provide evidence to local authority. #### By-law 2G. Exemption from this Part - Local authority may exempt minor demolition works from these requirements. ### Submission of Plans for Approval (Part II) #### By-law 3. Submission of plans for approval 1. Plans for buildings submitted for approval must: - Be deposited with local authority with prescribed fees (First Schedule). - State purpose of building. - Bear certification of principal submitting person(s) (Form A, Second Schedule). - Deleted. 2. Every plan, drawing, or calculation must be submitted by a principal submitting person or submitting person. #### By-law 4. Return of plan 1. Local authority may return plans/drawings/calculations deemed beyond submitting person's competence. 2. Local authority must accept returned plans if resubmitted with a certificate from the relevant competent authority confirming competence. #### By-law 5. Supervision of work 1. Where plans are required, no erection or continued erection without supervision by the principal submitting person or authorized person. 2. Building erection must be supervised full-time by an accredited and certified construction project manager, assisted by a construction site supervisor. 3. Site supervisory staff must be appointed to ensure compliance with safety, erection quality, plans, and specifications. #### By-law 6. Plans to be signed 1. All plans must be signed by the principal submitting person or submitting person, and the owner or agent, with the owner's full address. 2. Local authority may direct owner to execute required work if owner refuses or fails to do so. #### By-law 7. Withdrawal or change of principal submitting person or submitting person 1. Submitting person responsible for proper execution until completion, unless: - Another submitting person is appointed with local authority agreement. - Local authority agrees to accept withdrawal/replacement at owner's request, provided erection hasn't commenced. 2. If local authority agrees to withdrawal/replacement, works cannot commence until another submitting person is appointed. 3. If submitting person dies, becomes bankrupt, cannot be found, is deregistered, or ceases practice, owner/occupier must appoint another and provide evidence. #### By-law 8. Plans to be deposited 1. All building plans deposited as determined by the local authority. 2. One set of plans retained by local authority, other returned after approval. 2. Any plan deemed deposited when received by local authority. 3. If plans disapproved, one set returned with statement of reasons. 4. Deleted. #### By-law 9. Scale of plans 1. All plans drawn to following scales: - Site plans: Not less than 1:1000. - Key or location plans: Any convenient scale. - Other general building plans: Not less than 1:100 (except special cases where building size makes this impractical, then not less than 1:200). - Sketch plans for approval in principle: Not less than 1:200. 2. All plans may be drawn in International System of Units. #### By-law 10. Plans required 1. All building plans must contain (unless inapplicable): - **Site plan showing:** - Proposed building lot, number, section. - Access from street and street name. - Distance from road center and side. - Lot dimensions and area (if required). - Surface water and foul water drainage lines, discharge points, and sizes. - Scale, north point, adjoining lot/building numbers. - Clearances between building and boundaries. - Proposed adjustments for street, river, drainage improvements (width of new street/connection to public street). - Existing and proposed ground level. - Rainwater tank location. - SPAH elements (piping, tanks, pumps, etc.) for: - Residential bungalows and semi-detached houses with roof area ≥ 100 sq m. - All detached buildings with roof area ≥ 100 sq m. - **Floor plan (each floor, or representative if repetitive) showing:** - Figured dimensions of building, rooms, wall thickness. - Figured dimensions of door/window openings, clear daylight area of air wells, back areas, open spaces. - Figured dimensions between walls, piers, stanchions on foundation plan. - Permanent drainage lines with flow direction, discharge points, and sizes. - Names and uses of rooms. - **Cross, longitudinal, and other sections clearly delineating construction, showing:** - Existing and proposed ground levels. - Street, roadside drain, and verandah-way levels. - Width/depth of foundations, thickness of walls, partitions, floors. - Height of storeys, staircases, doors, windows, ventilating openings. - Sizes, position, direction of floor joists/beams, and roof construction. - Materials to be used. - **Front, rear, and side elevations showing:** - Levels of adjoining footways, verandah-ways, roads and proposed counterparts. - Part elevations of existing adjoining buildings (floor levels, coping, parapets, verandahs heights). - Proposed materials for walls, windows, roof. 2. Principal submitting person or owner/occupier must provide further information if required by local authority. 3. All plans must be clearly drawn in black with material differences shown in distinct colors, existing structures in neutral tints. #### By-law 11. Exemption from by-law 10 - Local authority may exempt persons from any or all requirements of by-law 10(1). #### By-law 12. Sketch plans for approval in principle 1. Tentative sketch plans and a brief report, with fees (First Schedule), may be submitted for approval in principle. 2. Once approved in principle, full plans (by-laws 3-10, 14-16) must be submitted and approved before construction begins. #### By-law 13. Special permission to commence building operations 1. Local authority may grant written special permission to commence building operations, provided it doesn't infringe Act or By-laws. 2. Granting permission doesn't waive local authority's power to give written directions. #### By-law 14. Plans of alterations 1. Plans for additions/alterations (including room subdivision) must show removed parts in dotted lines, new work in red or black fully colored. 2. All existing surface water and foul water drains, stairs, windows, doors, and light/ventilation openings must be shown. #### By-law 15. Specifications - If required by local authority, plans must be accompanied by specifications of all proposed materials. #### By-law 16. Details and calculations of structural plans 1. One copy of detailed structural plans and calculations must be submitted before construction. 2. Structural plans must be certified by submitting person (Form A, Second Schedule) for compliance with By-laws and full responsibility. 3. All structural plans must clearly mark imposed loads for which each floor system or part is designed. #### By-law 17. Power of local authority to reject structural plans and calculations - Local authority may reject non-compliant structural plans/calculations and require resubmission. #### By-law 18. Permits 1. Sketch plans may be submitted for minor erections/alterations/additions, and permits issued if compliant. If local authority deems normal building plans necessary, such plans must be submitted. 2. Permits may be issued for fences encroaching on footways, with terms and conditions. #### By-law 19. Temporary permits 1. Temporary permits may be issued for: - Sheds for shows or places of worship. - Builders' working sheds, stores, or other sheds for building works. - Depositing building materials on streets. - Erecting scaffolding on streets. - Erecting staging, framework, platform, or superstructure on a roof abutting a street. - Erecting hoardings on streets (by-law 20). 2. Temporary permits for temporary buildings may be issued at discretion, subject to conditions (First Schedule). 3. Plans or sketch plans must be submitted for temporary permits. #### By-law 20. Advertisement hoardings 1. Erection of hoardings/framings for advertisements/signboards requires an annual temporary permit, subject to conditions. 2. Plans or sketch plans of hoardings/framings must be submitted. 3. Plans must be certified by submitting person for safe support by the structure and acceptance of responsibility. #### By-law 21. Materials not to be deposited in a street without permission 1. No building materials to be deposited in a street without a temporary permit (by-law 19). 2. Fee for permit as prescribed (First Schedule). 3. Permittee must fence/enclose materials, light them at night, and employ a watchman. #### By-law 22. Notice of commencement or resumption of building operations 1. Notice of intent to commence/resume erection (Form B, Second Schedule) must be given, including work particulars. 2. If work doesn't start/resume on given date, a new Form B notice is required. #### By-law 23. Notice of completion of setting out - Deleted. #### By-law 24. Notice of completion of excavation for foundation - Deleted. #### By-law 25. Certificate of completion and compliance 1. A certificate of completion and compliance (Form F, Second Schedule) issued by the principal submitting person when: - All technical conditions imposed by local authority are met. - Forms G1 to G21 are certified and received. - All essential services (access road, landscape, car park, drain, sanitary, water, electricity, communication, fire hydrant, sewerage, refuse disposal, fire lift) are provided. - He certifies supervision and construction in accordance with Act, By-laws, and approved plans. 2. Upon issuing, principal submitting person accepts full responsibility for the certificate and certifies building is safe and fit for occupation. 3. Respective contractor/trade contractor certifying Forms G1-G21 is responsible for quality of works. 4. Principal submitting person must deposit copy of certificate and Forms G1-G21 with local authority, Board of Architects, or Board of Engineers within 14 days of issuance. 5. Local authority or authorized officer may inspect works, call attention to non-compliance, and order rectification. 6. Local authority may direct submitting person to withhold certificate issuance if non-compliance exists. 7. Submitting person must rectify failure/non-compliance within 21 days of notice, or further approved period. 8. After rectification, submitting person issues notice to local authority confirming completion. 9. Local authority inspects within 14 days of notice to confirm rectification. 10. If local authority satisfied, it directs submitting person to issue the certificate. 11. If local authority doesn't inspect within 14 days, rectification is deemed satisfactory. 12. If failure not rectified within stipulated period, local authority may execute work/take measures at owner's cost. 13. Cost of such work/measures borne by owner. 14. Certificate not issued until all failures/non-compliances are rectified. 15. Fire safety certificate (Forms G8, G9) required, except for residential buildings ≤ 18m height. 16. Fitness certificate from Dept. Occupational Safety and Health (Form G11) required. 17. Water authority confirmation (Form G13) for water supply connection ready required. 18. Sewerage certifying agency clearance (Forms G14, G15) required. 19. Tenaga Nasional Berhad confirmation (Form G16) for electrical power supply connection ready required. 20. Local authority/Public Works Dept. confirmation (Form G17) required. If not received within 14 days, deemed given. #### By-law 26. Temporary certificate of fitness for occupation - Deleted. #### By-law 27. Partial certificate of completion and compliance 1. Principal submitting person may issue a partial certificate (Form F1, Second Schedule) for partially completed parts, subject to local authority conditions for public health and safety. 2. No partial certificate issued unless all essential services (access road, landscape, car park, drain, sanitary, water, electricity, communication, fire hydrant, sewerage, fire lift) are provided for the partially completed portion. 3. A partial certificate remains effective until the whole building is completed and a full certificate (by-law 25) is issued. 4. Fire safety certificate (Forms G8, G9) required, except for residential buildings ≤ 18m height. 5. Fitness certificate from Dept. Occupational Safety and Health (Form G11) required. 6. Water authority confirmation (Form G13) for water supply connection ready required. 7. Sewerage certifying agency clearance (Forms G14, G15) required. 8. Tenaga Nasional Berhad confirmation (Form G16) for electrical power supply connection ready required. 9. Local authority/Public Works Dept. confirmation (Form G17) required. If not received within 14 days, deemed given. #### By-law 28. Offences 1. Principal submitting person failing to deposit certificate/forms (by-law 25(4)) commits an offence. 2. Principal submitting person failing to comply with local authority notice for rectification (by-law 25(5)) commits an offence. #### By-law 29. Fees for consideration of plans and for permits - Fees (First Schedule) paid by submitting persons for plans, specifications, permits. ### Space, Light, and Ventilation (Part III) #### By-law 30. Open spaces to be provided - Every building must have an open space directly attached, of dimensions prescribed, unless local authority deems sufficient air space provided otherwise. #### By-law 31. Open spaces not to be altered or roofed 1. No alteration or roofing of open space without written approval, if it diminishes the area. - Local authority may permit if free air movement not impeded. 2. Local authority may require removal of alterations/roofs to restore open space. #### By-law 32. Space about buildings abutting a street and a backlane 1. Open space for buildings abutting street and backlane: - Residential: Not less than 1/3 of built-on area. - Non-residential: Not less than 1/10 of built-on area. 2. Calculation of open space: - Two-storey shophouse: Single-storey annexe (non-habitable room, height not exceeding ground floor ceiling) considered neutral, not built-on area or open space. - Half width of backlane counted as open space. - Balconies, passageways, sun-shades projecting ≤ 1m over open space are counted as open space, not built-up area. - Open space between street and setback for terrace house not counted as open space. 3. Open space not abutting backlane must have minimum clear dimension of 2.5m, excluding projections of hoods, sun-shades, or balconies. #### By-law 33. Space about buildings on lots abutting a street and having no backlane - Open space must be at the rear of the building, extending across full width of the lot. #### By-law 34. Space about detached buildings 1. For detached buildings, clear space of ≥ 2m between building and lot boundaries, and ≥ 4m between buildings (unless within same lot), subject to Part VII. 2. A pair of semi-detached buildings considered one building on a single lot for this by-law. #### By-law 34A. Building requirements for disabled persons 1. Buildings must provide access for disabled persons to enter, exit, and move within, except for parts solely for inspection/maintenance/repair of building, services, or fixed plant. 2. Buildings must be designed with facilities for disabled persons. 3. Requirements satisfied by compliance with MS 1183 and MS 1184. 4. Buildings existing, being erected, or with approved plans before commencement of this by-law must be modified/altered to comply within 3 years. 5. Notwithstanding (3), local authority may allow extensions or variations/deviations/exemptions if justified. 6. Aggrieved persons may appeal local authority's decision (4) to State Authority within 30 days. 7. Deleted. #### By-law 35. Access from a street - Every building on a site not fronting a street must have access from a street, with means, nature, and extent approved by layout plan. #### By-law 36. Splayed corner - Buildings at street junctions must have corners splayed or rounded off to ≥ 5m above street level at intersection point, with no part projecting beyond a line drawn 3m from intersection. #### By-law 37. Projections over the street and over the building line 1. Projections over street (verandahs, balconies, sun-shades) permitted based on formula: - Projection = (Width of street in metres - 10 metres) / 2 - Maximum projection = 1.25 metres clear of approved street line. 2. Canopies over entrances > 1.25m may be permitted at local authority's discretion. 3. All projections must be ≥ 5m above road level. Between 2.5m and 5m levels, projections ≤ 500mm permitted. 4. If a building line is set back, projections above ground floor over building line permitted if ≤ 1.80m and ≤ half of building frontage. #### By-law 38. Width of footway 1. Width of verandah-way or uncovered footway ≥ 2.10m. Piers/columns ≤ 600mm depth from street boundary permitted. 2. Width measured from street boundary to nearest wall/part of building. All dimensions measured at pavement level. #### By-law 38A. Energy efficiency in buildings 1. New/renovated non-residential buildings with air-conditioned space > 4,000 sq m must: - Meet MS 1525 requirements for Overall Thermal Transfer Value (OTTV) and Roof Thermal Transfer Value (RTTV). - Be provided with an Energy Management System. 2. Roofs (residential and non-residential) must have thermal transmittance (U-value) not greater than: - 0.4 W/m²K for lightweight roof ( 50 kg/m²), unless other shading/cooling means provided. #### By-law 38B. Protection of building structures against lightning strikes 1. Risk assessment and protection measures must comply with MS IEC 62305. 2. "MS IEC" means latest published edition of Malaysian Standard identical to International Electrotechnical Commission Standard. #### By-law 39. Natural lighting and ventilation 1. Every room (except hospitals, schools) for residential, business, or other purposes must have natural lighting/ventilation via windows with total area ≥ 10% of clear floor area, and ≥ half of that 10% area capable of free uninterrupted air passage. 2. Every room for hospital patients must have natural lighting/ventilation via windows with total area ≥ 15% of clear floor area, and ≥ 2/3 of that 15% area capable of free uninterrupted air passage. 3. Every room for school classes must have natural lighting/ventilation via windows with total area ≥ 20% of clear floor area, and ≥ half of that 20% area capable of free uninterrupted air passage. 4. Every water closet, latrine, urinal, or bathroom must have natural lighting/ventilation via openings with total area ≥ 0.2 sq m, capable of free uninterrupted air passage. #### By-law 40. Air wells 1. Minimum size of air wells: - Buildings up to 2 storeys: 7 sq m. - Buildings up to 4 storeys: 9 sq m. - Buildings up to 6 storeys: 11 sq m. - Buildings up to 8 storeys: 13 sq m. - Buildings more than 8 storeys: 15 sq m. - Minimum width in any direction: 2.5 metres. 2. Minimum size of air wells for lavatories, water closets, and bathrooms: - Buildings up to 2 storeys: 3.5 sq m. - Buildings up to 4 storeys: 4 sq m. - Buildings up to 6 storeys: 4.5 sq m. - Buildings up to 8 storeys: 5 sq m. - Buildings more than 8 storeys: 5.5 sq m. - Minimum width in any direction: 2 metres. #### By-law 41. Mechanical ventilation and air conditioning 1. Where permanent mechanical ventilation or air conditioning is intended, relevant by-laws on natural ventilation, lighting, and room heights do not apply. 2. Permanent air conditioning systems must have alternate ventilation means, providing stipulated fresh air volume within half an hour if AC fails. 3. Third Schedule provisions apply to mechanically ventilated or air-conditioned buildings. 4. Where permanent mechanical ventilation is provided for lavatories, water closets, bathrooms, or corridors (Third Schedule), by-laws on natural ventilation and lighting for these areas do not apply. #### By-law 42. Minimum areas of rooms in residential buildings 1. First habitable room ≥ 11 sq m, second habitable room ≥ 9.3 sq m, all other rooms ≥ 6.5 sq m. 2. Width of every habitable room ≥ 2 metres. 3. Kitchen area ≥ 4.5 sq m, width ≥ 1.5 metres. #### By-law 43. Minimum dimensions of latrines, water closets and bathrooms - In all buildings: - Latrines/WCs with pedestal-type fittings: 1.5m x 0.75m. - WCs with other fittings: 1.25m x 0.75m. - Bathrooms: 1.5 sq m area, width ≥ 0.75m. - Bathrooms with closet fittings: 2 sq m area, width ≥ 0.75m. #### By-law 44. Height of rooms in residential buildings, shophouses, schools, etc. 1. Height of rooms in residential buildings (other than shophouses): - Living rooms/bedrooms: ≥ 2.5m. - Kitchens: ≥ 2.25m. - Bathrooms, WCs, latrines, porches, balconies, verandahs, garages: ≥ 2m. 2. Average height of rooms with sloping ceilings in residential buildings (other than shophouses): - Living rooms/bedrooms: ≥ 2.5m. - Kitchens: ≥ 2.25m. - Bathrooms, WCs, latrines, porches, balconies, verandahs, garages: ≥ 2m. - No part of any room less than 2m in height. 3. Shophouses: Ground floor rooms ≥ 3m. Upper floor rooms ≥ 2.5m. If upper floor depth > 10.5m, rooms ≥ 2.55m. 4. Schools: Rooms for knowledge dissemination ≥ 3m headroom. 5. Hospitals: Patient accommodation rooms ≥ 3m. 6. Factories: Rooms where persons work ≥ 3m headroom. #### By-law 45. Height of rooms in places of public resorts 1. Rooms (other than WCs, lavatories, cloakrooms, corridors, and rooms inaccessible to public) ≥ 3.5m. Balcony areas: ≥ 3m between topmost tier and ceiling, and between floor under balcony and underside of balcony. 2. By-law 46(1) applies to WCs, lavatories, cloakrooms, corridors, and inaccessible rooms. #### By-law 46. Height of rooms in other buildings 1. Buildings not specified in by-laws 44, 45: Ground floor rooms ≥ 3m, upper floor rooms ≥ 2.75m. 2. Basement height ≥ 2.5m. 3. If ground floor mostly open for car park/garden, height ≥ 2.5m. 4. Minimum headroom of any habitable room/space inside building ≥ 2m. 5. Verandah-way height ≥ 3m. #### By-law 47. Projections over a verandah-way - Projections (beams, stairways/landings, screens, blinds, signboards/advertisements) ≥ 2.5m above verandah-way paving may be permitted.