Ryan Yap & Associates

04/06/2026

04/06/2026

An abandoned unit. Unpaid rent. No response from the tenant.

We were instructed by the landlord to recover possession of the premises after the tenancy came to an end.

Upon entering the unit, we found it in a dilapidated condition, with various belongings and items left behind.

What may seem like a simple tenancy issue can often result in significant costs, delays and damage to a property.

Every landlord’s situation is different, and proper legal procedures should always be followed before recovering possession of a property.

15/05/2026

Victory for our client! ⚖️

When a property dispute arises, swift and precise legal action is everything.

We recently successfully obtained vacant possession of a piece of land using Order 89.

Thanks to a robust legal strategy, the occupant peacefully vacated the land within 14 days of the order.

Need assistance with property or land disputes? Our team is here to help you protect your rights. 💼✨

10/05/2026

Condo & Apartment Owners: Stop looking for your Quit Rent bill! 🧐🏠

​If you own a strata property in Malaysia, you might have noticed a change in how you’re billed for land tax. Yesterday we talked about Quit Rent (Cukai Tanah), but if you live in a high-rise or a gated community, you need to know about Parcel Rent (Cukai Petak).

​What’s the difference?

In the past, the Land Office billed the entire apartment building as one. Your Management Office would pay it and then charge you back through your maintenance fees.

​The New Reality:

Now, the Land Office bills YOU directly for your specific unit.

​3 Things Every Owner Must Know:

​Direct Responsibility: You are now personally responsible for paying this to the Land Office (PTG). It is no longer included in your maintenance bill.

​Transaction Deadlock: Planning to sell or refinance your unit? If your Cukai Petak isn't settled, the Land Office will block the transfer of ownership.

​The "Neighbor" Factor: The best part? Your neighbor’s unpaid taxes no longer hold up the master title. Your unit's status is now independent.

​RYAS Advice: Don’t wait for a physical bill to arrive in your mailbox. Most states (like Selangor and KL) allow you to check and pay online via the e-Tanah portal.

​Have you checked your Cukai Petak status this year? Drop a "Done" in the comments if you’re all cleared! ⬇️

​

08/05/2026

🚨 ATTENTION PROPERTY OWNERS: 31 MAY DEADLINE

Don't let your "Quit Rent" turn into a "Penalty Rent!" 💸

Friendly reminder: Your Cukai Tanah (Quit Rent) or Cukai Petak (Parcel Rent) for 2026 is due by 31st May.

Why you shouldn't ignore that bill:

1️⃣ Late Penalties: Most states impose a 10% (or higher) fine for payments after the deadline.

2️⃣ Stalled Transactions: You cannot sell, refinance, or transfer your property if there are arrears at the Land Office.

3️⃣ Legal Risks: Under the National Land Code, the State has the power to seize land for non-payment—don't let it get to that stage!

Most states now allow online payments via their respective PTG portals (e.g., e-Tanah). It only takes 5 minutes!

RYAS Tip: Always save a digital copy of your receipt. System glitches happen, and your receipt is your only legal proof of payment.

Has yours been settled yet? Let us know in the comments if you need help extracting the latest quit rent bill👇

07/05/2026

🏠 Property Owner Alert: Understanding Order 89

Dealing with unauthorized occupants on your land or property can be a stressful experience. In legal terms, we often look to Order 89 of the Rules of Court for a solution.

What is Order 89?

Order 89 provides a specialized, "summary" procedure for the possession of land. It is designed for property owners to recover their land from squatters or individuals who have entered and remained on the premises without any license or consent.

Key Features of an Order 89 Application:
Speed: Unlike a full-blown civil suit, this is a summary process intended to be faster and more efficient.

No "Landlord-Tenant" Relationship: This order is specifically for cases where the occupants were never legal tenants. If you have a tenant who has overstayed their lease, a different legal route is usually required.

Clear Evidence: To succeed, the owner must prove their right to the land and show that the occupants are there without permission.

Why it Matters
Land ownership is a fundamental right, but the law requires you to follow the correct "due process" to evict someone—even a squatter. Attempting to force someone out without a court order can lead to legal complications for the owner.

Need Assistance?
If your property rights are being compromised, don’t navigate the legal maze alone. Our team specializes in land disputes and recovery of possession.

⚖️ Ryan Yap & Associates
📍 Unit 15-11, Menara K1, No. 1, Lorong 3/137C, Off Jalan Klang Lama, 58000 Kuala Lumpur
📞 03-6415 6281

06/05/2026

Today’s Mission: Evicting squatters under Order 89. 📝✅

​We often get asked: "How do I remove squatters from my property?

​Today, we showed a client exactly how it’s done. We applied for a summary judgment under Order 89, which is the fastest legal route to remove squatters in Malaysia. It’s a powerful tool because it allows for recovery of possession even when the identities of the occupants are unknown.

​The "Order 89" Advantage:
1️⃣ Speed: Bypasses the long wait of a full civil trial.
2️⃣ Certainty: Provides a clear, court-backed order for vacant possession.
3️⃣ Protection: Keeps the process strictly legal and professional.

​Key takeaway for owners: You don't have to take the law into your own hands. Do it right, do it legally, and get your keys back faster.

​Watch the video to see the process! 🎬

​

21/04/2026

🏗️ The "Ceiling Leak" Rule Every Strata Owner Must Know

Waking up to a yellow stain or water dripping from your ceiling? In a condo or apartment, you aren’t just "unlucky"—you have specific legal rights.

In Malaysia, the Strata Management Act 2013 is very clear about inter-floor leakages. Here is the breakdown:

1. The "Presumption" Law ⚖️
If water is coming from the ceiling, the law presumes it is the fault of the upstairs unit. It is their responsibility to prove otherwise, not yours to prove they caused it.

2. The 7-Day Window ⏳
Once you report the leak to your Management (JMB/MC), they must carry out an inspection within 7 days. Don't let them drag their feet!

3. Right of Entry 🔑
The upstairs neighbor cannot refuse entry for inspection or repairs. Under the law, Management has the right to access the unit. Refusal to cooperate can lead to a fine or even criminal charges under the Act.

4. Who Pays? 💰
If the leak is caused by the upstairs unit, the owner of that unit is responsible for all repair costs and any damage caused to your property (like ruined plaster ceilings or cabinets).
The Bottom Line: You don’t have to beg for a repair; you have the right to demand it.

📢 Dealing with a "leak" that won't get fixed? Don't let your property value drip away.

Send us a message or comment "LEAK" below, and we’ll help you understand your legal options!