Ask a condominium owner who manages their building and the answer is often a job title: the "Building Manager", the "Strata Manager".
In April 2026 the Board made clear that those titles do not make someone a registered property manager. Together with a new edition of the property management standards and a revised examination syllabus, that is a lot of change in one quarter. This article sets out what changed, what it means for firms and what JMBs and MCs should check.
Key regulatory takeaways
- Malaysian Property Management Standards (Third Edition 2026): in force from 1 March 2026 (LPPEH/BOVAEP Notis 03/2026, 6 March 2026).
- Registered property management firms must submit their full list of A-PM staff on Form A-PM01 by 1 July 2026 (Pekeliling 03/2026, 6 April 2026).
- A-PM staff are not Registered Property Managers under Act 242 and may not do property management work independently for payment (s. 22I(2)).
- Property management fees: 5% of gross annual rent on the first RM30,000, then 3% and 2%, minimum RM50 a month (Seventh Schedule, Part B).
What is new in property management regulation in 2026?
Three LPPEH (BOVAEP) circulars changed the rules for property managers in early 2026. The Malaysian Property Management Standards, Third Edition, took effect on 1 March. Firms must list their Assistants to Property Managers by 1 July. Two Property Manager examination subjects have a new syllabus.
| Circular | Date | What it does | Who must act |
|---|---|---|---|
| Notis 03/2026 | 6 March 2026 | MPMS Third Edition in force from 1 March 2026 | Registered (PM) and probationary (PPM) property managers |
| Pekeliling 03/2026 | 6 April 2026 | Full list of A-PM staff on Form A-PM01 | Every registered property management firm, by 1 July 2026 |
| Notification 06/2026 | 21 April 2026 | New syllabus for two Property Manager examination subjects | Examination candidates |
What are the Malaysian Property Management Standards (Third Edition 2026)?
The MPMS are the Board's standards for property management practice. After its Property Management Committee reviewed current practice, the Board updated several standards, and the Third Edition has applied since 1 March 2026 under Notis 03/2026. Copies cost RM30 each from the Board, through lpeph.gov.my.
Who is an Assistant to Property Manager (A-PM)?
Under LPPEH Pekeliling 03/2026, an A-PM is any staff member in a property management firm who helps a Registered Property Manager with daily operations and building management, under that manager's direction. Job titles such as Building Manager, Strata Manager and Property Executive are A-PM roles.
MPMS Standard 1, clause 1.3.9, allows property managers to be assisted by A-PM staff. The Board's list of A-PM titles:
- Building Manager, Building Executive, Building Supervisor
- Property Executive, Property Supervisor
- Strata Manager, Strata Executive, Strata Supervisor
- Operations Manager, Area Manager
- Any other post with an equivalent function in a property management firm
Firms submit the list on Form A-PM01, by email to listingexercisea-pm@lpeph.gov.my or in hard copy to the Board, on or before 1 July 2026.
What can an A-PM not do?
An A-PM is not a Registered Property Manager under Act 242 and may not claim to be one. They also cannot carry out property management work independently for payment under section 22I(2) of Act 242, including managing and maintaining buildings and their facilities.
Registered property managers can earn CPD credit hours on the new standards through PEPS CPD seminars.
Does a JMB or MC need a Registered Property Manager under the Strata Management Act 2013?
If a JMB or MC pays a firm to manage its building, Act 242 requires that work to be done by a registered property management firm under a Registered Property Manager (PM). Staff titled Strata Manager or Building Manager are A-PM, not registered property managers, under Pekeliling 03/2026.
Joint Management Bodies (JMBs) and Management Corporations (MCs) are set up under the Strata Management Act 2013 (Act 757). Before a committee appoints or renews a managing firm, often at an AGM, it should check two things:
- The firm is a registered property management firm with the Board.
- A named Registered Property Manager supervises the building, not only staff with A-PM titles.
How much do registered property managers charge?
The Board's scale of fees sets an annual fee of 5% of the gross annual rent on the first RM30,000, 3% on the balance up to RM100,000 and 2% above that, per holding. The minimum is RM50 a month. Extra claims for meetings and court work are charged separately.
| Gross annual rent of the holding | Calculation | Annual fee |
|---|---|---|
| RM6,000 | 5% = RM300, below the RM600 yearly minimum | RM600 (RM50 a month) |
| RM24,000 | 5% × RM24,000 | RM1,200 |
| RM120,000 | RM1,500 + 3% × RM70,000 (RM2,100) + 2% × RM20,000 (RM400) | RM4,000 |
"Gross annual rent" means the rents under the leases or lettings plus incidental receipts collected in the course of management. "Holding" has the meaning in section 2 of the Local Government Act 1976. Meetings with solicitors, consultants or authorities may be charged at RM150 an hour or RM800 a day, and evidence before judicial bodies at RM200 an hour or RM1,000 a day.
What changed in the Property Manager examination?
LPPEH Notification 06/2026 of 21 April 2026 amends the syllabus of the Professional Qualifying Examination Guidelines for Property Managers (First Edition) for two subjects, Urban Planning and Development and Valuation for Property Management. Candidates must prepare from the new syllabus in the notice's two appendices.
Registration with LPPEH (BOVAEP) as a Registered Property Manager (PM) is what people usually mean by a property manager licence in Malaysia. The examination is one of the routes to it.
Frequently asked questions
When is the A-PM list due?
On or before 1 July 2026, on Form A-PM01, by email to listingexercisea-pm@lpeph.gov.my or in hard copy to the Board.
Is a "Strata Manager" a registered property manager?
Not by that title. The Board lists Strata Manager as an A-PM role. Check whether the person is on the register as a Registered Property Manager.
Where can I get the MPMS Third Edition?
From the Board, at RM30 a copy, purchasable through lpeph.gov.my.
What is the minimum property management fee?
RM50 a month per holding, under Part B of the Board's scale of fees.
Update, October 2026
LPPEH Notification 25/2026 (1 October 2026) sets the 2027 renewal requirements. Authorities to Practice expire on 31 December 2026 and are renewed online through the BIS portal. A registered property manager pays RM200 and files Form D with CPD certificates and a bankruptcy declaration from the Insolvency Department; each probationer pays RM50 with Form D1. A property management firm files Form P with a certified professional indemnity certificate for cover of at least RM500,000.
Firms: get the A-PM list in before 1 July, and buy the Third Edition before your next audit. Committees: ask your managing firm for the name of its Registered Property Manager. To keep your own hours up to date, see PEPS CPD, or contact the PEPS Secretariat at Plaza Damas, Sri Hartamas. Related reading: Property Managers in Malaysia and how to check a registered property manager.
Sources: LPPEH (BOVAEP) Notis 03/2026, Pekeliling 03/2026 and Notification 06/2026; Scale of Fees, Seventh Schedule (Rule 48), Part B: Property Management; Notification 25/2026.