Introduction
Many old Malaysian strata buildings, especially those managed by Joint Management Bodies (JMBs) and Management Corporations (MCs), have no original architectural or structural plans. These missing documents may seem like a minor inconvenience at first, but for property managers, they can be a serious obstacle.
Without accurate drawings, building inspection work becomes harder, repairs take longer, and safety checks are delayed. For JMBs and MCs, these challenges often lead to higher costs, longer downtime, and even compliance issues with local authorities.
An as-built survey is the solution. It records the exact current layout and structure of a building — walls, columns, beams, services, and more — creating updated documentation that reflects how the property actually exists today. This kind of building survey is essential not only for day-to-day facility management but also for regulatory compliance, particularly when undergoing the mandatory 10-year periodic building inspection in Malaysia.
Why Old Buildings Often Lack Plans
Older buildings often don’t have complete or accessible documentation. There are a few common reasons:
- Pre-digital record keeping – Paper drawings stored in developer offices were never scanned or backed up.
- Developer liquidation or closure – Some developers shut down before passing records to the JMB or MC.
- Damage to records – Humidity, pests, or poor storage conditions can destroy paper files over time.
- Lost during management changes – When committees change, documents can go missing.
- Renovations without updates – Many older properties had modifications that were never reflected in updated plans.
The result? The building manager is left without a clear visual record of what’s inside the walls, under the floors, or above the ceilings.
Risks of Managing Without Drawings
Operating without proper documentation is risky for any property, but for JMBs and MCs in Malaysia, the stakes are even higher.
- Delays in repairs – Contractors need accurate drawings to plan safe, efficient work. Without them, projects take longer.
- Increased costs – Unforeseen structural or services issues during work can inflate budgets.
- Compliance problems – For the 10-year periodic building inspection, engineers need accurate plans to assess safety. Missing documents can delay approval.
- Safety hazards – Work crews might accidentally damage load-bearing elements or essential utilities.
- Insurance issues – In some cases, insurers may require updated plans before approving claims or policies.
Why Drawings Are Needed for Compliance
In Malaysia, property management doesn’t just involve keeping the lights on — it’s also about meeting strict regulatory requirements.
Strata Management Act 2013
This Act outlines the duties of JMBs and MCs in maintaining and managing common property. It holds them accountable for the safety, structural integrity, and upkeep of their buildings.
10-Year Periodic Building Inspection
Under Section 85A of the Street, Drainage and Building Act 1974, buildings over five stories must undergo a periodic building inspection every 10 years. This includes a structural safety assessment by a professional engineer. For the engineer to do their job properly, accurate building drawings are often required.
Structural Repair Approvals
If major repairs are needed, local councils typically require updated plans before issuing permits. Without them, projects can face long delays.
What Is an As-Built Building Survey?
An as-built survey is a type of building survey that shows exactly how a building exists at a given point in time. It captures:
- Architectural elements (walls, doors, windows, finishes).
- Structural components (beams, columns, slabs).
- MEP systems (mechanical, electrical, plumbing).
It is different from original design drawings because it reflects the real, built condition — including changes, renovations, or wear that have occurred since construction.
How an As-Built Building Survey Is Done
An as-built survey follows a clear process to ensure the final drawings are accurate and useful.
1. Pre-Survey Assessment
- Meet with the JMB or MC to identify the purpose — periodic inspection, structural repair, or maintenance planning.
- Review any old drawings or partial documents.
2. Site Measurement & Data Collection
- Use manual tools in small, complex areas.
- Deploy 3D laser scanning for large-scale precision.
- Use drones for roof and façade surveys.
- Take high-quality photographs for visual references.
3. Optional Structural Condition Assessments
When a building inspection reveals signs of deterioration, extra tests may be carried out:
- Non-Destructive Testing (NDT) – Checks material strength without damage.
- Core Testing – Removes a sample for lab analysis.
- Rebar Scanning – Maps hidden steel reinforcement in concrete.
- Crack Mapping – Tracks structural cracks over time.
4. Drafting & Modelling
- Turn field data into CAD drawings or BIM models.
- Separate layers for architecture, structure, and MEP.
5. Verification
- Recheck critical measurements onsite.
- Compare findings with any available records.
6. Final Documentation
- Provide digital files (DWG, PDF, BIM) and printed sets.
- Include a condition report if structural testing was done.
7. Integration
- Train the facility management team on how to use the drawings.
- Store them securely for future inspections and repairs.
How It Helps JMBs and MCs
An as-built survey offers several advantages for property managers:
- Faster approvals – Updated drawings streamline building inspection submissions.
- Lower costs – Reduces surprises during repairs.
- Better planning – Provides a clear base for maintenance schedules.
- Improved safety – Helps avoid accidental damage to key structures.
Modern Technology Makes It Faster
Today’s surveys use technology that makes the process faster and more precise:
- 3D Laser Scanning – Captures exact dimensions quickly.
- Drones – Safely inspect hard-to-reach areas.
- BIM – Integrates all building data into one model for easy updates.
Why Hire Professionals
While it’s possible to attempt basic measurements internally, professional surveyors provide:
- Accuracy – Millimeter-level measurements.
- Compliance knowledge – Understanding of local laws.
- Specialized tools – Access to advanced scanning and testing equipment.
Pro Inspect Solution in Malaysia offers comprehensive building survey and building inspection services, including as-built surveys with optional structural testing.
Learn more at Pro Inspect Solution.
Key Takeaways
- Missing drawings are common in older Malaysian strata buildings.
- As-built surveys replace these missing plans with accurate, current documentation.
- They are essential for 10-year building inspections and major repairs.
- Optional testing like NDT, core sampling, and rebar scanning boosts safety.
- Hiring professionals ensures accuracy, compliance, and cost savings.
FAQs
1. How much does an as-built survey cost in Malaysia?
From a few thousand ringgit for small buildings to tens of thousands for large, complex projects.
2. Is it mandatory?
Not always, but it’s often essential for meeting inspection and repair approval requirements.
3. How long does it take?
Two to four weeks, depending on building size and complexity.
4. Do I need one if I have old plans?
Yes, because old plans may not match the current layout.
5. Can it include structural testing?
Yes — NDT, core testing, and rebar scanning can be added for deeper assessments.
