The Sarawak Housing Developer (Control and Licensing) (Amendment) Ordinance 2025 and the revised Strata Titles Ordinance regulations, effective 1 January 2026, introduce material changes to how residential strata schemes are registered, managed, and enforced across the state.

“The amendments represent the most significant revision to Sarawak's strata title framework since the Land Code reforms of 1994.”

DOCAlaw Analysis

Developers, purchasers, and management corporations alike should review how these amendments affect existing and prospective transactions. Among the most consequential changes is the revised obligation on housing developers to deliver vacant possession within 36 months for high-rise residential developments, reduced from the previous 48-month benchmark.

Developers who fail to meet this timeline now face a revised liquidated damages regime, with the rate increased from 8% to 10% per annum on the purchase price of the affected units. The 2026 regulations also introduce a mandatory sinking fund review at the five-year mark of each strata scheme, requiring management corporations to commission an independent quantity surveyor's report on anticipated maintenance expenditure for the subsequent decade.

Registration & Titles

How the New Registration Workflow Changes Timelines in Practice

The registration workflow for strata titles under the Registrar of Titles (Sarawak) has been revised. Developers must now file a completed strata plan and all supporting documents within 30 days of obtaining a certificate of fitness for occupation. Late filing triggers an administrative penalty rather than a delay in title issuance, creating a sharper compliance incentive.

For purchasers, the revised timeline means individual strata titles are generally expected to be issued within 12 months of vacant possession — a meaningful improvement over the previous status quo, where delays of three to five years were not uncommon.

Management corporations formed under the new framework must hold their inaugural AGM within six months of the first management corporation meeting. AGM notices must now be served by registered post or electronic means with read receipts, and minutes must be filed with the Commissioner of Buildings within 21 days.

The amendments further introduce a tiered enforcement framework for defective building work. Minor defects reported within the defect liability period must be remedied within 30 days; structural defects carry a 14-day response requirement. Failure to comply results in the Commissioner engaging a contractor at the developer's expense.

Seek Counsel

If your transaction or strata scheme is affected by these changes, DOCAlaw's real estate team is available for a focused advisory session. Contact us →