FAQ

Sistem e-Tanah adalah Sistem Pentadbiran Tanah Elektronik yang memudahkan urusan pentadbiran tanah secara dalam talian. Melalui e-Tanah, pengguna boleh mengakses pelbagai perkhidmatan berkaitan tanah dengan lebih mudah, cepat, telus dan selamat tanpa perlu bergantung sepenuhnya kepada proses secara manual tertakluk kepada perkhidmatan yang disediakan oleh Pentadbiran Tanah Negeri masing-masing.

Matlamat dan objektif e-Tanah adalah untuk membangunkan dan mendigitalkan sistem pentadbiran tanah elektronik (Jadual 16 Kanun Tanah Negara 1965) dan sistem hakmilik strata elektronik (Jadual 6 Akta Hakmilik Strata 1985) pentadbiran tanah negeri dengan lebih efektif,telus dan berintegriti.

Portal e-Tanah menyediakan pelbagai perkhidmatan pentadbiran tanah secara dalam talian untuk memudahkan urusan rakyat, agensi dan pihak berkepentingan. Antara perkhidmatan yang tersedia ialah:

1. Carian Rasmi
2. Carian Persendirian
3. Semakan serta pembayaran cukai tanah secara dalam talian.
4. Permohonan dalam talian berkaitan pendaftaran, hasil, pembangunan tanah, strata, pelupusan tanah, pengambilan tanah dan penguatkuasaan (tertakluk kepada negeri yang melaksanakan Sistem e-Tanah).

Akses ke portal e-Tanah bergantung pada negeri tempat hartanah atau tanah anda berada, kerana setiap negeri mengendalikan sistem e-Tanah masing-masing. Langkah-Langkah Mengakses Portal e-Tanah seperti berikut:

Layari Portal e-Tanah Negeri yang Berkenaan

1. Wilayah Persekutuan: https://www.ptgwp.gov.my/portal/ms/portal-awam
2. Perak : https://ptg.perak.gov.my/etanah-awam/AwamLoginForm.xhtml
3. Selangor : https://etanah.selangor.gov.my/etanah-awam/AwamLoginForm.xhtml
4. Terengganu : https://etanah.terengganu.gov.my/etanah-awam/AwamLoginForm.xhtml
5. Melaka : https://etanah.melaka.gov.my/etanah-awam/AwamLoginForm.xhtml

Sistem e-Tanah merupakan salah satu pencapaian inovasi yang sangat besar yang merupakan satu ekosistem yang komprehensif menyatukan semua proses perniagaan dan bukan perniagaan.

Antara perkhidmatan yang diperkenalkan secara atas talian (online) melalui Portal Awam adalah:

• e-Carian – Satu perkhidmatan yang mudah, dimana para pengguna tidak lagi perlu ke kaunter untuk membuat Carian Persendirian, sebaliknya mendapatkan hasil carian persendirian hanya secara atas talian di Portal Awam
• Permohonan Online – Merupakan satu perkhidmatan yang sangat penting dimana pengguna boleh membuat permohonan secara atas talian bagi setiap urusan, walaubagaimanapun aktiviti Penserahan dokumen secara fizikal bagi beberapa urusan masih dipraktikkan di peringkat awal perlaksanaan sistem e-Tanah di kaunter-kaunter pejabat tanah
• e-Semakan – Satu kelebihan untuk mengetahui status permohonan/urusan yang telah dibuat atau dipohon melalui atas talian Portal Awam, status urusan yang sedang diproses, telah selesai atau perlu membuat kutipan di kaunter pejabat tanah

Semakan dan Bayaran Cukai Tanah – Dalam era digitalisasi ini, pengguna tidak lagi perlu datang ke kaunter untuk membuat semakan dan pembayaran Cukai Tanah, sebaliknya boleh menyemak dan membayar secara atas talian, penyata cukai tanah boleh dijana melalui Portal Awam. Pada masa akan datang penyata cukai tanah semasa tidak akan lagi dicetak dan dihantar secara pos (paperless)

1. Komprehensif dan Bersepadu- e-Tanah adalah sistem yang bersepadu dan menggantikan sistem-sistem legasi terdahulu seperti SPTB, SPHTB, e-Consent dan SPPT dan menjadikan ekosistem.
2. Cepat – urusan di pejabat tanah dapat dipercepatkan, proses yang panjang dapat disingkatkan, pengenalan kaunter SPOC yang merupakan kaunter setempat dimana pelangggan tidak perlu ke kaunter yang berasingan untuk membuat urusan dan transaksi yang pelbagai.
3. Cekap - Proses aliran kerja telah dipermudahkan untuk mempercepatkan proses membuat keputusan.
4. Mudah – sesetengah perhidmatan diperkenalkan secara atas talian, dimana pelanggan tidak perlu ke pejabat tanah dan tidak perlu beratur untuk membuat urusan yang boleh dilakukan secara atas talian pada bila-bia masa dan di mana berada.

Impak positif secara keseluruhan dapat dilihat daripada beberapa sudut :

1. Pentadbiran dan pengurusan tanah, pelaksanaan sistem e-Tanah dapat meningkatkan penyampaian perkhidmatan dalam pentadbiran tanah dimana satu sistem dan satu pengkalan data digunakan untuk mengakses semua data dan maklumat. Hakmilik tanah telah didigitalkan mengikut Jadual ke 16 Kanun Tanah Negara dan Jadual ke 6 Akta Hakmilik Strata untuk sistem yang lebih efektif dan lebih efisien. Disamping itu, ia juga dapat menambahbaik nilai dan budaya kerja serta mengurangkan kerenah birokrasi dalam ekosisistem pentadbiran tanah
2. Pembangunan hartanah, pelaksanaan ini dapat mempercepatkan proses pembangunan hartanah, merangsang transaksi dan nilai hartanah dengan lebih sistematik dan juga dapat memudahkan orang awam/korporat untuk melaksanakan urusan berkaitan tanah

Ekonomi, pelaksanaan sistem e-Tanah akan menambahbaik proses pendaftaran pemilikan hartanah di Malaysia, meningkatkan hasil kerajaan dan juga menarik minat pelabur dengan peningkatan kedudukan antarabangsa ‘Ease of Doing Business’ (EODB)

Sistem Pendaftaran Tanah Berkomputer (SPTB) adalah satu sistem yang mengautomasi prosidur dalam urusan pendaftaran hakmilik tanah, penyediaan dokumen yang perlu baginya dan apa-apa kemasukan ke dalam mana-mana dokumen hakmilik. Sistem ini menggunakan kedua-dua tatacara manual dan komputer.

Fungsi utama SPTB adalah untuk menyokong urusan pendaftaran hak milik tanah, penyediaan dokumen berkaitan dan kemasukan maklumat ke dalam dokumen hak milik.

Mengautomasi kaedah pendaftaran hakmilik dan urusniaga tanah supaya lebih kos efektif, berkesan dengan tidak mengabaikan aspek keselamatan di samping memudahkan pengesanan maklumat tanah.

Tidak sepenuhnya. SPTB menggunakan gabungan tatacara manual dan komputer dalam pelaksanaan urusan pendaftaran tanah.

SPTB memberi tumpuan kepada pengautomatan prosedur pendaftaran tanah dengan menggunakan tatacara manual dan komputer. Ianya terhad kepada pendaftaran tanah dan urus niaga.

The advantages of the Torrens System are as follows:

• Every landowner will hold a clear title document guaranteed by the government. This title document contains information regarding all conditions and interests associated with the land.
• Anyone can easily trade land by registering a standard memorandum, without the need for complex and costly searches through historical documents.
• The title to the land and the rights of all persons holding a lease or charge shall be indefeasible.

The land management system used in Malaysia is the Torrens System. This system originated in South Australia. It is named after Sir Robert Torrens, who introduced it in South Australia in 1858.

The National Land Code 1965 came into force on 1 January 1966 (via L.N. 474/1965) in all states of Peninsular Malaysia. Sabah and Sarawak apply their own land laws. The implementation of the National Land Code 1965 resulted in the repeal of several land laws that had been in force prior to 1 January 1966. The list of repealed laws is set out in the Eleventh Schedule of the National Land Code.

The National Land Code is the primary land law for all states in Peninsular Malaysia. However, there are other laws applied in land administration.

Among them are:

• Akta Pengambilan Tanah, 1960
• Akta Tanah (Kawasan Penempatan Berkelompok), 1960
• Akta (Pembahagian) Pusaka Kecil, 1955
• Enakmen Rizab Melayu

All land transfer procedures can be carried out without engaging a lawyer. This depends on the agreement reached between the seller, the buyer, and the bank providing the loan.

For transfers made without valuable consideration (such as a gift based on natural love and affection)—for instance, from husband to wife, or father/mother to child—the witnessing process (signing Form 14A) can be carried out before the Registrar of Titles or Land Administrator free of charge. Subsequently, one must deal with the Inland Revenue Board (LHDN) or the Valuation and Property Services Department (JPPH) regarding land valuation to determine the stamp duty payable. Once the stamp duty has been paid, the instrument of transfer may be submitted to the Office of the Director of Lands and Mines (for Registry titles) or the Land Office (for Land Office titles) in the district where the land is located.

Furthermore, a transfer of ownership involving a cash payment can be executed without the involvement of a lawyer. However, if the transfer is financed through a loan, banks typically require it to be handled by a lawyer.

Skim strata adalah sejenis pembangunan di mana bangunan berbilang tingkat dan/atau tanah yang dipecah bahagikan kepada unit-unit atau petak-petak, petak-petak aksesori dan harta bersama, dalam satu lot tanah yang sama.

Bangunan berstrata dibina untuk tujuan kediaman, komersial (perniagaan, pejabat dan sebagainya) atau bercampur. Contoh-contoh skim strata adalah seperti berikut:

1. Kediaman

   Pangsapuri, Kondominium, Rumah Bandar, Petak Tanah (komuniti berpagar)

2. Komersial

   Kedai, Pejabat, Pusat Membeli Belah, Pangsapuri Servis

A strata title is a document of title issued by the State Land and Mines Office (PTG) for each unit (parcel) within a strata scheme.

A "special building" refers to any building occupied prior to June 1996, or between June 1996 and 11 April 2007, that has been classified as such by the State Authority.

Typically, special buildings lack a Certificate of Fitness for Occupation (CFO) or a Certificate of Completion and Compliance (CCC), and their building plans do not comply with the requirements for strata title applications stipulated under the Strata Titles Act 1985 (Act 318).

The initiatives implemented by the Government to assist with strata title applications for special buildings are:

1. penambahbaikan dari aspek perundangan :

   memperuntukkan tafsiran “bangunan khas” di dalam Akta Hakmilik Strata 1985 [Akta 318] bagi bangunan bertingkat lama yang diduduki sebelum Jun 1996, atau dari Jun 1996 sehingga 11 April 2007; dan

   menambahbaik peruntukan mengenai permohonan hakmilik strata di dalam Akta 318 dengan mengecualikan dokumen tertentu bagi permohonan hakmilik strata yang melibatkan bangunan khas.

2. penubuhan Kumpulan Wang Amanah Tabung Khas Hakmilik Strata yang menyediakan dana untuk membiayai kos permohonan hakmilik strata bagi bangunan khas. Permohonan boleh dikemukakan kepada Kumpulan Wang Amanah Tabung Khas melalui sistem MyLand.

No. The strata title issued by the State Director of Lands and Mines Office (PTG) following the approval of the strata title application will be registered in the name of the landowner or the developer (if the developer is the landowner) as the party owning the land and applying for the strata title.

Once the strata title has been registered and issued by the State Director of Lands and Mines Office (PTG) or the District Land Office (depending on the type of title) in the name of the developer (as the landowner), the landowner/developer and the parcel purchaser must execute the transfer of ownership using Form 14A of the National Land Code. This process transfers the title from the landowner/developer to the purchaser, who will then be registered as the parcel owner on the strata title document, following receipt of the relevant notice from the developer. The appointed solicitor may be consulted regarding the transfer process.

The completion of the transfer of ownership by the developer and the purchaser enables the purchaser's name to be registered as the parcel owner in the strata title document issued for the purchased parcel. This registration establishes the purchaser's absolute ownership of the parcel and grants them the authority to manage all ownership-related matters concerning that parcel.

Once the transfer of ownership has been effected for one-quarter (¼) of the total share units allocated to a strata scheme, the developer is required to convene the Management Corporation's First Annual General Meeting, and members of the Management Corporation committee may be appointed from among the parcel owners. Consequently, the parcel owners are able to manage and control the strata scheme without the developer's involvement.

Parcel owners are required to settle management charges with the Management Corporation, parcel tax* with the Land Office, and assessment tax with the Local Authority (PBT).

• For states that have not yet implemented the parcel tax, land tax is levied on the master title, and parcel owners are required to settle their share of the land tax with the Management Corporation responsible for paying it.
• The responsibility of parcel owners to pay parcel tax is provided for under the Strata Titles Act 1985, whereas the responsibility to pay management charges is provided for under the Strata Management Act 2015, and the responsibility to pay assessment tax falls under the Local Government Act 1976.

If a parcel owner fails to pay the parcel tax for their parcel, the parcel in question may be forfeited by the State Authority.

Pemilik petak boleh menyemak urusan cukai petak dan bayaran cukai seperti berikut:

Semakan Cukai Petak
Semakan cukai petak boleh dilaksanakan di portal e-hasil Pejabat Pengarah Tanah dan Galian (PTG) Negeri/hadir ke mana-mana kaunter hasil Pejabat Tanah dan Daerah (PTD) seluruh negeri atau di kaunter hasil PTG Negeri untuk mendapatkan bil.

Untuk semakan dan bayaran cukai petak, maklumat berikut diperlukan:

1. No. Akaun Cukai Petak (tertera di dalam salinan bil cukai petak); atau
2. Maklumat Hakmilik (No. Hakmilik, No. Lot, No. Petak, Mukim).

Bayaran Cukai Petak
Bil cukai petak akan dikeluarkan oleh PTG/PTD atas nama pemilik petak sebagaimana yang didaftarkan dalam dokumen hakmilik strata. Setelah menerima bil cukai petak, maka bayaran tersebut boleh dijelaskan di PTG/PTD di mana hartanah tersebut terletak atau apa-apa cara pembayaran yang telah disediakan oleh Pihak Berkuasa Negeri (PBN). Bagi Pejabat Tanah yang tidak lagi mengeluarkan bil, semakan boleh dilaksanakan melalui portal Pejabat Tanah.

It is not permitted because the express condition of the parcel—indicating its use—is defined by the allocation of share units and the calculation used to determine the parcel tax. Furthermore, it is also subject to the express conditions of the master land title.

This is permissible if the parcels are adjacent and each parcel shares at least one boundary—such as a floor, ceiling, or wall—provided that all the parcels are owned by the same person or entity. A new strata title will be issued for the amalgamated parcels.

Upon amalgamation, the number of share units for the new parcel must equal the total number of share units of the parcels being combined.

A parcel owner may apply to subdivide a parcel into two or more parcels, each of which will be issued a separate strata title.

Upon subdivision of a parcel, the number of share units for each parcel shall be equal to the number of share units of the parcel being subdivided.

The Strata Titles Act 1985 (Act 318) is the legislation governing strata applications and ownership, as well as related matters such as parcel tax.

The Strata Management Act 2013 (Act 757) is the legislation governing strata management matters, including the responsibilities and roles of the Joint Management Body (JMB) and the Management Corporation (MC), as well as the establishment of the Strata Management Tribunal.

The Management Corporation is a body comprising all parcel owners, established upon the opening of the strata register, to carry out responsibilities and duties regarding the management of the strata scheme. The Management Corporation has perpetual succession and the capacity to sue and be sued. The Management Corporation is also the owner of the common property.

Upon the opening of the strata register, strata titles are registered, and a management corporation is automatically established. These strata titles are initially registered in the name of the original landowner or developer; consequently, it is the responsibility of the original landowner or developer to transfer the strata titles to the parcel purchasers using Form 14A of the National Land Code. The management corporation established upon the opening of the strata register comprises the original landowner or developer until the transferred strata titles account for one-quarter (¼) of the total share units within the scheme. Once this one-quarter share unit threshold is met, the original landowner or developer may hand over the responsibilities of the management corporation to the parcel purchasers during the corporation's first annual general meeting. The operations of the management corporation are governed by the Strata Management Act 2013 [Act 757] and supervised by the Ministry of Housing and Local Government (KPKT).

For any complaints or inquiries regarding strata scheme management, parcel owners should refer to the Commissioner of Buildings at the relevant Local Authority (PBT) based on the property's location, whereas any management disputes should be submitted to the Strata Management Tribunal, established under the Strata Management Act 2013 within the Ministry of Housing and Local Government (KPKT).

Small Estates are assets left by the deceased that possess the following characteristics:

1. Harta si mati terdiri daripada:

   Harta Alih sahaja atau;

   Harta Tak Alih Sahaja atau;

   Harta Alih bersama Harta Tak Alih

2. Jumlah nilaian keseluruhan harta si mati tidak melebihi RM5 juta pada tarikh permohonan dibuat.
3. Si mati tidak ada meninggalkan Wasiat (Will) bagi si mati yang bukan Islam

Immovable assets include items such as land and houses, whereas movable assets include savings, shares, and vehicles.

The parties eligible to apply for the distribution of the estate include the following:

1. Waris si mati (benefisiari si mati) seperti pasangan (suami/isteri), anak lelaki/perempuan atau ibu dan bapa si mati.
2. Pemiutang (creditor) atau Pengkaveat
3. Pembeli di bawah suatu Perjanjian Jual beli yang sah
4. Pemegang gadaian, pemegang serah hak tau pemegang pajakan tanah si mati
5. Amanah Raya Berhad
6. Majlis Agama Islam Negeri (tertakluk kepada pewartaan enakmen setiap negeri)

Applications for the distribution of small estates must be submitted online by visiting the www.jkptg.gov.my portal, clicking on "JKPTG Online" under the "Public Access" section, selecting "Small Estate Distribution Application," and clicking on "Public User," or by going directly to www.myland.gov.my. Please register for a new account on the MyLAND system before proceeding to fill out the application.

A New Application refers to an application for the distribution of a deceased person's estate that has not been made previously. In contrast, a Subsequent Application covers assets omitted from a previously concluded application, the revocation of an Administrator/Trustee, or an application for an Order Granting Permission to Sell.

The documents required to submit a new application are as follows:

1. Salinan Sijil Kematian
2. Salinan Kad Pengenalan Pemohon dan Waris (salinan muka hadapan dan belakang) dan salinan Kad Pengenalan /Sijil Kelahiran bagi waris yang berumur kurang dari 18 tahun.
3. Salinan Sijil Perkahwinan atau Daftar Perkahwinan simati.
4. Salinan Hakmilik / Geran bagi harta tak alih yang dituntut jika ada Hakmilik / Geran; atau;Salinan Surat Perjanjian Jual Beli harta tak alih yang dituntut atau Daftar Pegangan (Registry of Holding) jika harta tersebut masih belum mempunyai Hakmilik / Geran.
5. Salinan Carian Rasmi yang dibeli dari Pejabat Tanah Daerah bagi hakmilik HSM/GM/PM atau Pejabat Tanah Galian Negeri (PTG) bagi hakmilik HSD/GRN/PN.
6. Salinan Bil / Resit Cukai Pintu (Taksiran) jika berkaitan.
7. Salinan dokumen-dokumen yang terkini berkaitan dengan pemilikan harta alih simati seperti penyata akaun simpanan, sijil saham, takaful, hakmilik kenderaan dan lain-lain (jika ada).
8. Salinan dokumen Penyata Hutang Piutang simati (jika berkaitan).

The documents required for the subsequent application are as follows:

1. Borang P yang lengkap diisi.
2. Salinan perintah terdahulu.

3. Jika Permohonan Berikutnya adalah bagi tujuan:

   Harta Tak Alih yang ketinggalan

   Salinan Hakmilik / Geran bagi harta tak alih yang dituntut atau Salinan Surat Perjanjian Jual Beli harta tak alih yang dituntut jika harta tersebut masih belum mempunyai Hakmilik / Geran; dan

   Salinan Carian Rasmi yang dibeli dari Pejabat Tanah Daerah bagi hakmilik HSM/GM/PM atau Pejabat Tanah Galian Negeri (PTG) bagi hakmilik HSD/GRN/PN.

   Salinan Bil / Resit Cukai Pintu (Taksiran) jika berkaitan.

   Harta Alih yang ketinggalan

   Salinan dokumen harta alih tersebut (penyata akaun simpanan, sijil saham, takaful, geran kenderaan dan lain-lain)

   Membatalkan Suratkuasa Mentadbir / Pemegang Amanah

   Salinan Hakmilik / Geran atau Carian Rasmi yang telah didaftarkan nama Pentadbir / Pemegang Amanah

A fully completed application for the distribution of the estate must be submitted online, selecting the Estate Distribution Office indicated in the Application Confirmation based on the location of the deceased's property, as follows:

1. If the application involves only movable property or only immovable property, it may be submitted to any Estate Distribution Office in the state where the deceased's property is located.
2. If the application involves both movable and immovable property, it may be submitted to any Estate Distribution Office in the state where the deceased's immovable property is located.

Applications submitted online cannot be updated. Therefore, you are advised to notify the relevant Estate Distribution Office regarding any amendments or additions via an official letter, enclosing the pertinent documents.

The "share of the deceased" refers to the specific portion of the property belonging to the deceased as stated in the relevant documents or title deed. If the property was solely owned by the deceased, their share constitutes the entire interest (1/1); if co-owned with others, the share is as recorded in the documents or title deed alongside the owner's name.

An Interested Person is an individual who holds an interest in the deceased's estate—other than an entitled heir—such as a caveator, purchaser, beneficiary under a will, or recipient of a *hibah* (gift).

The processing period for the distribution of small estates is only 4 to 6 months from the date the application is submitted. However, this timeframe will be longer for Small Estate Distribution Offices that have a high volume of incoming cases and a backlog.

The Notice of Hearing (Form D/Form S) will be sent to the Petitioner/Applicant via the email address registered in the application. The Notice of Hearing can also be viewed and printed via the MyLAND system once it has been issued.

The purpose of the hearing is to determine the validity of the deceased's assets, investigate the status of the rightful heirs, and determine the method of distributing the deceased's estate.

The estate of a deceased Muslim is distributed in accordance with *Faraid* law, whereas for non-Muslims, distribution is governed by the Distribution Act 1958. However, an equal distribution or a distribution based on mutual agreement may be carried out if all entitled heirs consent to the method of distribution.

The petitioner/applicant is required to attend the hearing accompanied by another eligible beneficiary. Other beneficiaries who are absent or unable to attend the hearing must submit a Letter of Consent (Form DDA), which can be downloaded from the department's portal.

A beneficiary who has not attained the age of 18 or lacks mental capacity is not required to attend the hearing, but their guardian must be present to give evidence on their behalf.

An independent witness is a person who knew the deceased but has no close familial ties and is not among the heirs entitled to inherit the deceased's estate.

The applicable charge is the Order Fee, subject to Regulation 18 of the Small Estates (Distribution) Regulations 1955. In summary, if the total value of the deceased's estate is below RM2 million, the fee is 0.2% of that value. (Example: If the deceased's estate is valued at RM100,000.00, the Order Fee charged is only RM200.00). If the value of the deceased's estate ranges from RM2,000,001.00 to RM5,000,000.00, the fee is 0.3% of that value.

Once the Distribution Order or Letter of Administration (Form E/F/T/HH) has been obtained, you must submit it, along with the original title deed, to the Land Office to register the distribution order for the immovable property. For movable property, you must submit the document to the relevant agencies or the authorities responsible for that property.

1. Preventing the number of heirs from increasing due to successive deaths.
2. Facilitates the distribution process.
3. Enables the deceased's assets to be utilized by the heirs.
4. Preventing the deceased's assets from becoming frozen and neglected.
5. Preventing the deceased's savings from being transferred to the Registrar of Unclaimed Moneys.

For any inquiries regarding applications for the distribution of the deceased's estate, please contact the Estate Inquiry Centre at 03-8871 2999 or submit inquiries via the MyLAND System (www.myland.gov.my).

The land acquisition procedure by KJP covers the following matters: