Master Your Strata: The Definitive Guide to Common Property Under Singapore's BMSMA
- - -
- Sep 29
- 7 min read
BMSMA Common Property Explained
Living in a condominium or strata-titled development in Singapore means sharing a space, a concept legally governed by the Building Maintenance and Strata Management Act (BMSMA). At the heart of strata living is the concept of Common Property.
Understanding what constitutes common property, who manages it, and the associated responsibilities is crucial for every homeowner (known as a Subsidiary Proprietor or SP) and every Management Corporation Strata Title (MCST).
This comprehensive guide breaks down the essential aspects of common property under the Singapore BMSMA, helping you navigate your rights and responsibilities for harmonious strata living.
What Exactly is BMSMA Common Property?
The BMSMA is the key legislation that defines the duties of the MCST, including the vital obligation to maintain and manage the common property.
In simple terms, Common Property is the part of the strata development that is not comprised in any individual lot and is used or capable of being used or enjoyed by the occupiers of two or more lots.
Key Examples of Common Property:
Structural Elements: Foundations, columns, beams, supports, and the external walls of the building.
Access & Circulation: Lobbies, corridors, stairs, stairways, fire escapes, entrances, and exits.
Recreational & Shared Facilities: Swimming pools, gyms, playgrounds, gardens, driveways, and carparks (excluding any lots specifically allocated for car parking).
Central Installations: Lifts, escalators, tanks, pumps, motors, air-conditioning systems serving two or more lots, and central service pipes, wires, cables, and ducts that serve multiple units.
Other Areas: Refuse chutes, refuse bin compounds, and the roof.
Pro-Tip for Homeowners: If a part of the building or land does not fall within your lot boundary (as defined in your Strata Title Plan) and is for the shared use of multiple residents, it is generally considered common property. Always refer to your development's Strata Title Plan for precise demarcation.
Who is Responsible for Common Property Maintenance?
The legal responsibility for the maintenance, management, and upkeep of all common property lies squarely with the Management Corporation Strata Title (MCST), which is established when the strata title plan is registered.
MCST's Statutory Duties (Section 29 of BMSMA):
Control and Administration: The MCST must control, manage, and administer the common property for the benefit of all subsidiary proprietors.
Maintenance and Repair: It is the MCST's duty to properly maintain and keep the common property in a state of good and serviceable repair, including renewing or replacing parts where reasonably necessary.
The Bottom Line: While you, as an SP, co-own the common property, the day-to-day and long-term maintenance is the legal obligation of the MCST, financed by contributions from all SPs.
The Role of Funds: Management Fund vs. Sinking Fund
The MCST fulfils its common property duties using two primary funds collected from the SPs:
Fund Type | Purpose | Key Uses for Common Property |
Management Fund | For day-to-day operational expenses. | Cleaning services, security, pest control, minor repairs, electricity bills for common areas, insurance premiums. |
Sinking Fund | For anticipated major expenses and capital expenditure. | Repainting the exterior of the building, major lift upgrades, roof replacement, major repair of common facilities (e.g., swimming pool or gym equipment). |
Maintaining a healthy Sinking Fund is a hallmark of a well-managed estate. The BMSMA encourages MCSTs to plan ahead to avoid large, sudden levies (Special Contributions) for major works.
Key Regulations Governing the Use of Common Property
To ensure peaceful co-existence, the BMSMA mandates a set of Compulsory By-laws that govern the use and enjoyment of common property. MCSTs can also introduce their own Additional By-laws (passed by special resolution) to address specific needs of their estate, provided they don't contravene the Act.
Common By-laws for Common Property Include:
Noise Control: Residents must not create noise that disturbs others on their lot or the common property.
Parking Regulations: Vehicles cannot be parked or left on common property without the MCST's approval (often managed via designated visitor lots).
Obstruction: Residents must not obstruct the lawful use of common property (e.g., leaving personal items in corridors or lift lobbies).
Alteration: SPs generally cannot mark, paint, or make changes to any structure that is part of the common property without prior written approval from the MCST.
Common Property Disputes: Who to Turn to?
Disputes over common property are common in strata living. If you believe the MCST is failing in its duty to maintain common property or a fellow SP is misusing it, the following steps are generally recommended:
Write to the MCST/Council: Raise the issue formally with the Management Council or Managing Agent.
Attend General Meetings: Voice your concerns and propose a motion at the Annual General Meeting (AGM) or an Extraordinary General Meeting (EGM).
Mediation/Strata Titles Board (STB): If internal resolution fails, the Strata Titles Board (STB) is the statutory tribunal empowered to hear and make orders on disputes between SPs and the MCST concerning common property.
Final Thoughts: The Value of a Proactive MCST
A proactive and knowledgeable MCST is the best guarantor of well-maintained common property, which in turn preserves and enhances the value of your individual lot.
As an SP, your role is to stay informed, pay your contributions on time, and participate in general meetings to hold the MCST accountable. By understanding the common property provisions of the BMSMA, you contribute to a smoother, more enjoyable, and higher-value strata living experience in Singapore.
Do you have specific questions about common property maintenance or by-laws in your Singapore condominium? Consult with your MCST or a legal professional specialising in strata law for advice tailored to your estate.
Master Your Strata: The Definitive Guide to Common Property Under Singapore's BMSMA with Gold House Real Estate
Master Your Strata: The Definitive Guide to Common Property Under Singapore's BMSMA
Navigating the complexities of strata-titled property management in Singapore requires deep expertise, especially when dealing with the Building Maintenance and Strata Management Act (BMSMA). For Management Corporation Strata Titles (MCSTs), effectively governing and maintaining common property is not just an operational task—it's a critical legal obligation.
Gold House Real Estate specializes in providing professional managing agent services that help your MCST not only comply with the BMSMA but master the strategic management of your common assets, safeguarding the value of your entire estate.
The Gold House Advantage: Mastering Common Property Under the BMSMA
The BMSMA is the legal framework that defines the powers, duties, and responsibilities of an MCST, with the core focus being the management and maintenance of common property (e.g., swimming pools, lifts, facades, and walkways). Gold House Real Estate offers the expertise to translate this complex legislation into seamless, efficient operation.
1. Core Compliance & Statutory Administration
Gold House acts as your MCST's administrative backbone, ensuring all legal deadlines and reporting requirements are met, thus preventing penalties and legal challenges.
BMSMA Requirement | How Gold House Provides Compliance Mastery |
AGMs & EGMs | Organizes, manages, and conducts all Annual and Extraordinary General Meetings, preparing and circulating all necessary notices and minutes as required by the Act. |
Strata Roll Maintenance | Accurately maintains the official Strata Roll, keeping records of all subsidiary proprietors (SPs) and mortgagees, a key requirement for legal notifications and voting. |
By-Law Enforcement | Proactively enforces the estate's by-laws to ensure harmonious living and proper use of common property, mediating resident disputes efficiently to prevent escalation. |
Official Liaison | Acts as the primary point of contact for external authorities, including the Building and Construction Authority (BCA) and the Singapore Civil Defence Force (SCDF), ensuring swift response to all statutory notices. |
2. Strategic Financial Stewardship (Management & Sinking Funds)
Effective financial planning is paramount under the BMSMA. Gold House ensures the MCST's funds are managed transparently and strategically for the long term.
Fund Management: We meticulously manage both the Management Fund (for daily operational expenses) and the crucial Sinking Fund (for major capital works, such as facade repainting and lift replacement).
Budgetary Forecasting: Utilizing expert financial modeling, we prepare accurate yearly budgets and long-term forecasts for the Sinking Fund, advising the Council on necessary contributions to avoid costly special levies down the line.
Audit Readiness: We maintain comprehensive and transparent accounting records, working closely with appointed auditors to ensure the MCST remains fully compliant with annual audit requirements as stipulated by the BMSMA.
3. Proactive Maintenance & Preservation of Common Assets
Preserving the condition of common property directly protects the market value of every unit in the estate. Gold House employs a proactive, preventive approach.
Condition Assessments: We implement scheduled, comprehensive inspections of all common property and M&E equipment to identify defects early, allowing the Council to plan and budget for preventive maintenance works.
Tender & Procurement: We manage the entire tender process for major contracts (e.g., landscaping, security, or cyclical repainting), ensuring full transparency and competitive procurement to secure quality services at the best price.
BCA Regulation Adherence: Our team possesses deep knowledge of BCA regulations related to maintenance, ensuring all repair or improvement works on common property meet the highest safety and structural standards.
Why Choose Gold House for Strata Management?
The complexities of the BMSMA demand more than just routine administration; they require strategic property expertise. By partnering with Gold House Real Estate, your MCST Council gains:
Reduced Liability: Expert compliance management protects Council members and the MCST from potential legal and financial penalties due to non-adherence to the BMSMA.
Increased Efficiency: Streamlined operations and professional vendor management lead to cost savings and efficient use of service fees.
Enhanced Property Value: Proactive maintenance of common property facilities ensures the estate remains attractive and well-preserved, directly contributing to unit owners' long-term investment.
Safeguard your investment and ensure harmonious strata living. Let Gold House Real Estate manage your common property with confidence and compliance.
Keywords: BMSMA common property, Singapore strata management, Management Corporation Strata Title (MCST), common property maintenance, Building Maintenance and Strata Management Act, subsidiary proprietors, strata living Singapore, BMSMA Singapore, MCST Managing Agent, Common Property Management, Strata Management Singapore, Gold House Real Estate, MCST Compliance, Sinking Fund Management, BCA Regulations
Comments