BHA ARCHITECTURAL MANUAL - PART 5 - UBBL PARTS I & II [UNIFORM BUILDING BY-LAWS 1984-2012] - DEFINITIONS & SUBMISSIONS

UNIFORM BUILDING BY-LAWS, 1984 [UBBL]

IN DESIGN & SUBMISSION 

Architectural Design exercise cannot be isolated from compliance with the laws of the land.   Architects will definitely look at aesthetics and functions as the prime movers of a design.   However, the architect must also be as concerned with the requirements of the relevant building by-laws, i.e. with respect to requirements such as access, lighting, health, safety, ventilation, and fire protection.   

To achieve the balance between good design, great functionality and the law, the architect will need to comprehend the Uniform Building By-Laws, 1984, which was enacted under Section 133 of the Street, Drainage & Building Act, 1974, and the relevant Malaysian Standards governing design parameters such as the quality of building materials and performance, and access for the handicapped.


If the architect is involved with the development from the earliest stages, he must also be familiar with the National Land Code, 1965, the Land Acquisition Act, 1960, the Local Government Act, 1976, the Town and Country Planning Act, 1976 and the Environmental Quality Act, 1974.   If the architect is involved with commercial developments, he should also be very well versed with the Housing Development (Control and Licensing) Act, 1966 and Strata Titles Act, 1985, as he will be a party to the certification processes described in these Acts.


This section will deal with a check list on design compliance to the UBBL up to 2012 [Selangor version] for PART I  | PRELIMINARY and PART II | SUBMISSION OF PLANS FOR APPROVAL.

Apart from the Local Authorities Planning and Building Guidelines as well as Technical Departments requirements, checks with UBBL requirements should be done the soonest possible in the design stage to avoid major error in design considerations.

Review the Design against the Uniform Building By-Laws, 1984 [UBBL].   The UBBL is a set of by-laws derived from the principal Act 133 - Street, Drainage & Building Act, 1974.

Note Well:SOME OF THE FOLLOWING BY LAWS NEED FULL REVIEW AND COMPLIANCE DURING SCHEMATIC DESIGN WHILE SOME OTHERS MUST BE FULLY COMPLIED WITH ONLY DURING DESIGN DEVELOPMENT AND CONSTRUCTION PHASE 

BUT NEED TO BE UNDERSTOOD DURING THIS SCHEMATIC DESIGN IN ORDER TO GET THE BASIC DESIGN CORRECT:

Clauses to check on are:

PART I

DEFINITIONS AND INTERPRETATIONS used in the by-laws [By-Laws Sections 1 - 2],

Be familiar with the terms and conditions used in the UBBL.

• [UBBL SELANGOR Rev2012] By Law 2 [NEW] - MS EN refers to Malaysian Standard identical to European Standard
• [UBBL SELANGOR Rev2012] PART 1A | By Laws 2A – 2G [NEW] - DEMOLITION OF BUILDINGS

PART II 

The procedures for SUBMITTING PLANS to the Local Authorities for their approval for permanent and temporary buildings, advertisement and perimeter hoardings [By-Laws Sections 3 - 29],

• Check with the Local Authorities [Pihak Berkuasa Tempatan / PBT] on Procedures and Requirements for Submitting KEBENARAN MERANCANG PENDIRIAN BANGUNAN or DEVELOPMENT ORDER / PERINTAH PEMBANGUNAN

By Laws 3, 4, 6, 8 – 11 & 14 - 17 – Submissions for BUILDING PLANS APPROVAL by Qualified Person / Principal Submitting Person

•  FORM A – Certification of Building/Structural Plans [By Law 3(1) (c) & 16(2)], 

By Law 5 – NO ERECTION to take place EXCEPT the Qualified Person / PRINCIPAL SUBMITTING PERSON UNDERTAKE SUPERVISION OF ERECTION AND SETTING OUT.

•  [UBBL SELANGOR Rev2012] By Laws 3, 5, 8, 9, 10, 16 and, 34A [AMENDED]

Amendments to Submission Procedures

•  [UBBL SELANGOR Rev2012] By Law 5 [NEW]

Erection of Building shall be carried out under the FULL TIME SUPERVISION of a supervisor accredited and certified by CIDB.

NOTE: This condition should be inserted in the TENDER DOCUMENT

By Law 7 – WITHDRAWAL or Change of Qualified Person / Principal Submitting Person

By Law 12 – Submission of Sketch Plans for Approval in Principle / PLANNING APPROVAL | Refer 1ST SCHEDULE – Fees for Consideration of Plans, Permits etc

By Law 13 – Special Permission to Commence Building Operation / EARLY COMMENCEMENT OF WORK

By Law 18 – PERMITS for minor erections, alteration and additions.

By Law 19 – TEMPORARY PERMITS for erection of shed for show, worships or for builder’s work

By Law 20 – ADVERTISING HOARDINGS subject to ANNUAL TEMPORARY PERMITS

By Laws 22 – 27 – 2ND SCHEDULE

• Form A – Certification of Building/Structural Plans [By Law 3(1) (c) & 16(2)], 

• Form B – Notice of Commencement / Resumption of Building Operations [By Law 22 (1) & (2)]

• Form C – Notice of Completion of Setting Out [By Law 23], 

• Form D – Notice of Completion of Foundation [By Law 24] and 

• Form E – Application for the Issue of Certificate of Fitness for Occupation [By Law 25(1)]

The above except Form A and B are superseded by Borang F and G1 –G21

NOTE: Conditions for Borang G1 – G21 should be inserted in the TENDER DOCUMENT

By Law 28 – a prosecutable OFFENCE to OCCUPY OR ALLOW TO OCCUPY BUILDING without CF / TCF / CCC

BHA ARCHITECTURAL MANUAL - PART 6 - UBBL PART III [UNIFORM BUILDING BY-LAWS 1984-2012] - SPACE, LIGHT & VENTILATION

UNIFORM BUILDING BY-LAWS, 1984 [UBBL]

IN DESIGN 

UBBL : PART III 

The required SPACE [dimensions], LIGHT AND VENTILATION to be provided in buildings [By-Laws Sections 30 – 47]

By Laws 32 – 34 - OPEN SPACE AND PLINTH RATIO for buildings abutting a street and a backlane in relation to a lot size and Setbacks

By Law 36 - Requirement for a SPLAYED OR ROUNDED CORNERS Off 3m from wall junctions up to 5m high for a building erected at junctions.   

By Laws 37 & 47 - BUILDINGS ABUTTING A STREET ALLOWED A PROJECTION OVER STREET over the building line

37 Extent of projections [open veranda, sunshades and the like] over Roads and setback lines

47 Type of projections allowed over footpaths

• Local Authorities may have different applications and interpretations of these By Laws.   Best to consult them before proceeding with designs over setback lines and over Roads

By Law 38 - Width of FOOTWAY AND REQUIREMENTS FOR STEPS AND PEDESTRIAN RAMPS.  

• Width of Verandah-way or Uncovered footway to be 2.25m with allowance of 600mm piers/columns from street boundary to encroach into it.   Important: Check this requirement against the Local Authorities / PBT specifications.

• Steps on footways with Risers ≤150mm and Tread 275mm 

• Pedestrian Ramps >1:10.   Important: Check this requirement against the Local Authorities / PBT specifications.

• Refer MS1331 & MS1184 CODES OF PRACTICE ON ACCESS FOR DISABLED PERSONS TO PUBLIC BUILDINGS in conjunction with this clause.   Footpaths and ramps to comply with the codes for Public Buildings and Public Access.

• [UBBL SELANGOR Rev2012] By Law 38 [AMENDED]

Width of footway shall be >=2.1.0m.

• [UBBL SELANGOR Rev2012] By Laws 38A and 38B [NEW]

38A(1) New or Renovated building with AirCond area >4,000sqm shall achieve MS1525 specifications for OTTV [≤50W/m2] and RTTV and provided with Energy Management System

38A(2) Roof for ALL BUILDINGS [residential and non-residential] shall achieve thermal transmittance value with U-Value ≤0.4W/m2K for lightweight roof [<50kg and="" deck="" for="" heavy="" m2="" m2k="" metal="" normally="" roof="" roofing="" u-value="">50kg/m2], normally concrete roof.

EXCEPT if they are provided with cooling elements or sunshading

• Refer MS1525 CODE OF PRACTICE ON ENERGY EFFICIENCY AND USE OF RENEWABLE ENERGY FOR NON-RESIDENTIAL BUILDING 

Clauses 5.2.1 and 5.5.1

38B(1) & (2) Protection of buildings against LIGHTNING to comply with MS equivalent to the latest IEC 62305 International Electrotechnical Commission 

By Law 39 - Requirements for NATURAL LIGHTING AND VENTILATION according to building use.   

• Residential, Business & All Buildings except Hospitals & Schools– Natural Lighting & Ventilation >=10% of Clear Floor Area of Space/Room & Openings for Air >=5% of such Floor Area. 

• Patients Accommodations in Hospitals - Natural Lighting & Ventilation >=15% of Clear Floor Area of Space/Room & Openings for Air >=10% of such Floor Area. 

• Classrooms in Schools - Natural Lighting & Ventilation >=20% of Clear Floor Area of Space/Room & Openings for Air >=10% of such Floor Area. 

• Toilets & Bathrooms – Natural Lighting & Ventilation >=0.2sqm per unit wc/latrine/bathroom. 

• Important: Method of Measurements for Natural Lighting & Ventilation – Check this requirement against the Local Authorities / PBT specifications as they may read this bylaw differently.

• [UBBL SELANGOR Rev2012] By Law 39 [AMENDED]

39(1) Residential, Business & All Buildings except Hospitals & Schools– Natural Lighting & Ventilation >=10% of Clear Floor Area of the Space OF WHICH Openings for Air ≥ 1/2 of the 10% of the said Floor Area. 

39(2) Patients Accommodations in Hospitals - Natural Lighting & Ventilation >=15% of Clear Floor Area of Space/Room OF WHICH Openings for Air ≥ 1/2 of the 15% of the said Floor Area. 

39(3) Classrooms in Schools - Natural Lighting & Ventilation >=20% of Clear Floor Area OF WHICH Openings for Air ≥ 1/2 of the 20% of the said Floor Area. 

By Law 40 – AIR WELL sizes differ according to height of buildings.   

• Min Width of Air Wells >=2.5m x 2.8m = 7sqm for all buildings except 

• Lavatories, wc & bathrooms Min Width >=2.0m x 2m [* Read 40(2)(a)(i)]

By Law 41 – With MECHANICAL VENTILATION AND AIR-CONDITIONING Local Authorities may waive By Law 39 with conditions.   

Refer By Law 41(3) and 3RD SCHEDULE.

• Important: Check this requirement against the Local Authorities / PBT specifications

• [UBBL SELANGOR Rev2012] By Law 41 [AMENDED]

41(1) Permanently Mechanically Ventilated or Airconditioned Rooms are exempted from complying rules on Natural Lighting, Ventilation and Height of Rooms if,

41(2) Rooms have alternative means if mechanical system fails

By Laws 42 – 44 - MINIMUM AREAS, DIMENSIONS AND HEIGHT CONTROLS FOR ROOMS IN BUILDINGS

i. Habitable Room = Any room >=6.5sqm area excludes Bath, WC, Open Verandah, Terrace or Garage | By Law 2

ii. Headroom = Finished Floor Level to Soffit of the Lowest Projection above the floor | By Law 2

iii. Height of Room = Finished Floor Level to Underside of Ceiling above it excluding plaster thickness | By Law 2

iv. Storey Height = Finished Floor Level to Finished Floor Level above it | By Law 2

v. Wall Height = Base of Wall to the highest part of Wall or ½ height of a Gable Wall | By Law 2

By Law 42 | RESIDENTIALS

• Areas of Habitable Rooms – 1st >=11sqm, 2nd >=9.3sqm & others >=6.5sqm 

• Residential Habitable Rooms Width Min >=2m & Height 2.5m

• Kitchen Width Min >=1.5m / Area >=4.5m / Height >=2.25m 

• All Buildings - Bathrooms, Porches, Balconies etc Height >=2.0m

By Law 43 | ALL BUILDINGS – Dimensions of latrines, wc and bathrooms 

• Refer MS1331 & MS1184 CODES OF PRACTICE ON ACCESS FOR DISABLED PERSONS TO PUBLIC BUILDINGS in conjunction with this clause.   

By Law 44 - MINIMUM HEIGHT CONTROLS for ROOMS IN ALL BUILDINGS

• Shophouses - Ground Floor Room Height Min >=3.0m & Other Floors Room Height >=2.5m but if depth of Floor >10.5m then Other Floors Room Height >=2.55m  

• Schools – Min >=3.0m High Headroom 

• Hospitals - Patients Accommodation Room Height Min >=3.0m 

• Factory - Min >=3.0m High Headroom

By Law 45 - HEIGHT OF ROOMS in PUBLIC RESORTS 

• Min >=3.5m Room Height.   Balconies Height >=3.0m 

• Other Rooms Height as per By Law 46 Min >=3.0m at Ground Floor and 

• Min >=2.75m at Other Floors

By Law 46 - HEIGHT OF ROOMS in OTHER BUILDINGS than in By Laws 44 & 45,

• Ground Floor Min >=3.0m.  

• Other Floors Height >=2.75m

• Basement Height >=2.5m

• Habitable Room Headroom Height  >=2.0m

• Verandahway Height >=3.0m