Renovation Permits in Malaysia (2025): Do You Really Need Approval for Extensions?

By Mankind Space Creation December 2025 6 min read

You’ve probably heard this before: You’re standing in your backyard, looking at that wasted space behind your kitchen. A contractor (who isn't us!) tells you, "Aiyoh boss, small matter only. Extend 5 kaki, put roof, close wall. No need permit one. If Majlis come, we cover with canvas."

It sounds tempting, right? But deep down, you are worried. You’ve heard the horror stories of homeowners in Subang or Kajang getting slapped with a RM12,500 fine because a drone flew over their house and spotted a new roof.

As a G5 Licensed Contractor, we at Mankind Space Creation get asked this question almost every day: "Do I really need a permit just for a kitchen extension?"

The short answer is Yes. But the good news is, it's not as scary as you think.

1. The 'Golden Rules': What Needs a Permit?

Many homeowners confuse "Interior Design" with "Renovation." If you are just making the house pretty, the Majlis usually doesn't care. But if you touch the structure or façade, you need approval.

Contractor’s Note: "Be careful with awnings. To MPKj and MBSJ, if it has pillars and a fixed roof, it counts as a structure. Even if you don't build walls yet, apply for a Permit Kerja Kecil. It’s much cheaper than the fine!"

2. The 'Setback' Rule: How Far Can You Actually Extend?

This is where 90% of homeowners get confused and make expensive mistakes. You see your neighbor extended their kitchen sampai longkang (right up to the drain), so you assume you can too.

The Rules Simplified:

• Ground Floor: You can extend fully (0 feet) IF the back lane is >10ft wide AND you build a brick fire-wall.
• First Floor: You must strictly maintain a 5-foot to 10-foot setback from the rear boundary.
• Corner Lots: You usually need 10-20 feet clearance from the side road.

3. The 'Secret' Money Saver: Pelan Setara

This is a tip that many architects won't tell you because it loses them business.

If you own a standard terrace house and just want a standard kitchen extension, you might not need to hire a private architect for RM3,000+. Many local councils (specifically MBSA, MBSJ, MPKj) offer Pelan Setara.

What is it? A pre-approved floor plan designed by the Council.

The Cost: RM50 - RM300 (vs RM3k+ for private).

How to get it: Visit the Jabatan Bangunan at your council with your S&P agreement.

4. The Approval Roadmap (2025 Edition)

Gone are the days of manual paperwork piles. In 2025, most submissions in Selangor are done online via the OSC 3.0 Plus system.

Contractor’s Note: "The biggest cause of 'spot checks' isn't drones—it's angry neighbors. If your contractors work past 6 PM or park in front of the neighbor's gate, they will report you. Be nice to the neighbors!"

5. The Cost: Is it Worth the Risk?

"Boss, permit expensive lah." We hear this a lot. But let's look at the numbers.

The Legal Way: Costs ~RM3,000 - RM5,000 (Fees + Deposit).

The Illegal Way: Costs ~RM15,000++ (Fine + Legalizing Fee + Stress).

If you build illegally and get caught, the council calculates the fine based on 10x or 20x the processing fee. Plus, if you ever want to sell the house, banks may not value the illegal extension, causing you to lose market value.

Curious about the full breakdown of construction costs? Read our detailed guide on Landed House Rebuild Costs in 2025.

FAQ: Answering Your Burning Questions

Conclusion: Don't Build with Fear

Renovating your home should be exciting, not a source of anxiety. The cost of a permit is a small price to pay for the safety it guarantees your family.