The hot topic now is the Urban Renewal Act 2025, seen as a driver of urban transformation and opening opportunities for the redevelopment of strata residential buildings classified as dilapidated due to poor maintenance.
The narrative of renewal is often portrayed as a symbol of progress, with images of glass towers replacing old apartments.
However, behind the hype, we rarely hear discussions on more cost-effective, inclusive and realistic alternatives, namely, the maintenance and rehabilitation of existing buildings.
Most of the areas identified for urban renewal are low-cost flats and medium-cost apartments built 30 to 40 years ago, inhabited by vulnerable groups, particularly the B40 and the "urban poor."
The key question is: are all these buildings technically unsafe and in need of demolition? The short answer is no.
The main justification raised for the proposed act is the unsafe condition of old buildings that threatens the safety of residents.
Yet, many studies on strata housing state that the real factor contributing to building deterioration is the failure of management and maintenance systems, not the failure of the building’s overall main structure.
Many strata blocks that appear dilapidated are often affected by external surfaces, facilities and building service systems such as elevators. But their main structures remain solid if maintained and rehabilitated through systematic maintenance plans.
Unfortunately, failure to collect maintenance fees, indifferent attitudes of owners and weak law enforcement have accelerated building deterioration due to the absence of practical and systematic maintenance implementation.
The authors prefer the approach of strengthening building maintenance and rehabilitation systems first, as this seems more effective and community-friendly from a management standpoint, while also avoiding sensitive aspects of Malaysia’s multiracial society.
Addressing deteriorating buildings is a crucial point in urban renewal action. In fact, the 1Malaysia Maintenance Fund (TP1M) was established in 2010 under the Housing and Local Government Ministry with RM36.7 million in funding, focusing on helping to repair and maintain public and private housing in low- and medium-low-cost strata categories.
Although TP1M did not fully achieve its objectives due to poor governance and ineffective management, such policies should ideally be continued, with rebranding to align with its founding principles. If implemented properly today, it would surely show success in tackling the issue of strata housing deterioration.
Another alternative the government could adopt is to create a National Maintenance Fund that can provide loans or grants to joint management bodies for critical works such as roofing, elevators and water systems.
For out-of-the-box solutions, the government should involve zakat, waqf and Islamic religious councils, as well as non-Islamic funding institutions, to discuss financial alternatives to address unpaid maintenance fees through resources managed by these institutions.
The aim is to help reduce the number of dilapidated residential buildings, ensuring safety and community well-being for both Muslims and non-Muslims.
Dr Muhammad Azwan Sulaiman and Sr Noor Halil Ismail are senior lecturers in Real Estate Studies, Faculty of Architecture, UiTM Shah Alam. The opinions expressed in this article belong solely to the authors and do not necessarily represent the views of Sinar.