Two-thirds of Malaysia's old buildings will still be in use until 2050 despite failing current standards

• Nippon Paint Malaysia general manager Tay Sze Tuck: “As buildings age, they inevitably experience deterioration, which is made worse by neglect and environmental factors. Insufficient upkeep threatens the building’s stability and diminishes its market value.”

KUALA LUMPUR (July 18): Real estate industry experts highlighted that the need for old building refurbishment and modernisation is dire, as about two-thirds of Malaysia’s existing old buildings that no longer meet current building codes, energy efficiency, and safety regulations, will still be used until 2050.

In a press statement issued on Monday (July 15), Nippon Paint (Malaysia) Sdn Bhd said that the average lifespan of a high-rise apartment or office is estimated to be 50 to 60 years. “As buildings age, they no longer meet current building codes, energy efficiency, and safety regulations. It is estimated that two-thirds of Malaysia’s existing buildings will remain until 2050, and the need for refurbishment and modernisation is dire.”

It was one of the issues brought up during a roundtable conference titled “Sustainable Refurbishment of Ageing Buildings” hosted by Nippon Paint Malaysia aimed at addressing key industry challenges related to building refurbishment in finance, regulation, and sustainability.

The conference consisted of a panel of industry leaders from the Real Estate and Housing Developers' Association (REHDA), Malaysian Institute of Property and Facility Managers (MIPFM), Rahim and Co International Estate Agency, Royal Institution of Surveyors Malaysia (RISM), the Malaysian Institute of Architects (PAM) and Nippon Paint Malaysia.

“As buildings age, they inevitably experience deterioration, which is made worse by neglect and environmental factors. Insufficient upkeep threatens the building’s stability and diminishes its market value. We believe that rejuvenating aged properties opens avenues for growth, benefiting both residential and commercial properties to create a mutually beneficial scenario for all parties,” said Nippon Paint Malaysia general manager Tay Sze Tuck in the statement.

Meanwhile, former PAM president Sarly Adre Sarkum pointed out that low emphasis placed on building maintenance is a significant issue in Malaysian culture. “Despite the existence of regulatory bylaws, aligning older buildings with current standards remains a challenge. Our investigations into several ageing structures have revealed substantial water leaks and neglected air conditioning systems, leading to prolonged energy and financial losses that may have taken place (for years).”

The panel also expressed frustration over waterproofing issues, which have become a major pain point among Malaysians. Developers need to offer a two-year liability period for defects by law, but waterproofing problems frequently surface in the third year due to poor workmanship and the quality of products used.

“For example, 80% of building defects are caused by waterproofing issues, which lead to problems such as water leaking, mould, and structural damage, which can endanger occupants,” said Tay.

Additionally, the panel highlighted that cost is one of the biggest issues when it comes to refurbishment, especially for private buildings, where the bottom line must be considered.

“Joint management bodies (JMBs) and management corporations (MCs) need to explore alternative sources of income rather than solely relying on maintenance fees and government incentives,” said MIPFM president Ishak Ismail, adding that initiatives such as renting out rooftop gardens and creating co-working spaces, among others, can be considered.

The panel also highlighted that building owners need to consider the quality of the construction materials used. RISM past president Adzman Shah Mohd Ariffin said that quality workmanship and materials are required in the pre-development stage of buildings to reduce resource waste and constant rectifications, which become a burden on strata residents.

Meanwhile, prevention should be prioritised in energy savings efforts. Instead of solely introducing greener power sources, it is more effective to focus on solutions that reduce overall energy consumption, the panel advised. This includes implementing energy-efficient systems and promoting energy-saving habits among residents. The simple act of switching to LED lights can save an average of 15% on electricity usage, the panel suggested.

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