GOVERNING SUSTAINABLE STRATA COMMUNITIES IN MALAYSIA: ADDRESSING ENFORCEMENT GAPS, SPATIAL CONFLICTS AND LEGAL CHALLENGES

Abstract

The rapid expansion of strata housing in Malaysia has transformed urban residential development by providing efficient land utilization and shared community facilities. However, the sustainability of strata communities continues to be challenged by persistent governance issues, including weak enforcement mechanisms, spatial conflicts, and legal disputes among stakeholders. While previous studies have examined these challenges separately, limited research has explored their interrelationship within a holistic governance framework. This study aims to examine the key factors affecting the sustainability of strata communities in Malaysia by focusing on enforcement gaps, spatial management conflicts, and legal challenges, as well as their implications for community harmony and governance effectiveness. A qualitative research approach was adopted through semi-structured interviews and document analysis. Data were collected from five key stakeholders comprising representatives from local authorities, the Commissioner of Buildings (COB), and strata management bodies with direct experience in strata governance. The findings reveal three major challenges. First, enforcement efforts are constrained by limited institutional capacity, overlapping jurisdictions, and low resident compliance with established regulations. Second, spatial conflicts arise primarily from inadequate parking provision, misuse of common property, and increasing pressure on shared facilities in high-density developments. Third, legal disputes are exacerbated by ambiguities in regulatory responsibilities and residents’ limited understanding of their legal rights and obligations. The study argues that these challenges are interconnected and require an integrated governance approach rather than isolated interventions. It proposes a sustainable strata governance perspective that emphasizes stronger enforcement mechanisms, enhanced legal literacy, improved spatial planning, and collaborative stakeholder engagement. The findings contribute to the growing discourse on sustainable urban governance and support the achievement of Sustainable Development Goal 11 (Sustainable Cities and Communities) by promoting safer, more inclusive, and resilient strata living environments in Malaysia.