AN MCA leader has expressed concern over the government’s Urban Renewal Bill as the Bill gives state governments the power to label any area an “urban renewal zone” just by publishing a notice in the government gazette.
According to its deputy president Datuk Dr Mah Hang Soon, the gazette notice might seem like just paperwork but it could change someone’s entire life.
“Once it’s announced, homeowners could lose control over their property almost immediately. Urban renewal becomes a done deal, with no way to reverse it. Who, then, makes sure homeowners still have a real say?” he asked.
Mah said while the aim of the Urban Renewal Bill might be modernisation and progress, the real question is whether the people’s rights to their homes and communities would still be protected.
“The law says land can be taken for development through purchase, court orders, or even forced acquisition. This puts huge pressure on owners who don’t agree with the project. If they refuse, they may have no choice but to give in,” he noted.
“Is this truly fair protection under the law, or is it just another form of pressure and coercion? The Bill also allows these projects to start within two years, with a possible extension to four.
“That means residents may live in fear of being asked to leave at any time during that period. This creates uncertainty and stress, especially if people don’t know when, or if, they’ll be forced to move.”
Mah further touched on how few people now need to agree to start a renewal project—according to the Urban Renewal Bill, if a building is under 30 years old, 80% of owners must agree whereas if it is over 30 years old, only 75% must give consent.
Meanwhile, if the place is seen as unsafe or abandoned, just 51% agreement is needed.
“This could silence the concerns of the minority who don’t want to sell or move. Is this fair? Does this still respect the property rights protected by Article 13 of the Constitution?” asked Mah.
“So, where do we draw the line between real development and simply taking people’s homes away?”
He said while the government talks about growth, modernisation, and economic progress, it is the residents who suffer when they are forced to leave, being paid too little, or not given proper resettlement.
“Families are uprooted, and long-standing communities are broken apart. In the end, who truly benefits from this ‘urban renewal’?” he continued.
“Yes, development is important , but it must not come at the cost of fairness. If the Urban Renewal Bill cannot clearly and fully protect residents, then all the talk of progress and modernisation is just a cover for harm done to ordinary people.”
The Urban Renewal Bill, which was tabled for its first reading last week, faced opposition when lawmakers debated lowering the consent thresholds for property redevelopments which was intended to speed up the process which at times got stuck for years due to opposition by a minority of owners.
The lower thresholds could undermine homeowners’ rights and displace lower-income tenants, particularly in urban centres, said critics, some of whom suggested that the Bill be brought to a special select committee in Parliament for further review. ‒ Aug 28, 2025
Main image: CNA/Fadza Ishak
