【新山律师版权所有】

即使租客已经拖欠数个月租金，房东也不应擅自：

1. 更换门锁或禁止租客进入；
2. 停用门禁卡；
3. 切断水电；
4. 搬走、扣留或丢弃租客的物品；
5. 找人强行要求租客离开。

租客不还租金，确实可能已经违反租赁合约。但是，租客违约，不代表房东可以自行执行驱逐。

根据马来西亚《1950年特定救济法令》（Specific Relief Act 1950）第7(2)条，当租赁关系已经终止而租客仍占用单位时，房东必须通过法院程序取回产业，不能自行把租客赶走。

换句话说：

租客欠租，是租客的问题；房东擅自换锁，则可能变成房东自己的法律问题。

为什么房子明明属于房东，却不能直接换锁？

产业的所有权与当时的占有权，是两个不同的问题。

房东虽然是产业注册业主，但在租赁期间内，已经依照租赁合约把单位交给租客使用。只要租客仍在占用，房东就不能仅凭“我是屋主”，自行进入、换锁或搬走租客的财物。

即使租赁期已经届满，或者房东已经发出终止通知，如果租客仍然拒绝搬走，房东通常仍须向法院申请取回单位。

马来西亚上诉庭在 Mas Anita Abdullah v Lew Wai Koung 一案中也说明，即使房东已经取得交还空置占有的法院命令，如果租客仍不遵守，房东仍须按照法院程序取得并执行占有令，而不是自行进入单位换锁。案件摘要

擅自换锁，房东可能面对什么风险？

如果房东没有经过法院程序便换锁、断水断电或搬走租客的物品，租客可能：

1. 报警；
2. 申请禁令，要求恢复进入单位；
3. 起诉房东非法侵入；
4. 追讨财物损失或其他赔偿；
5. 指控房东不当处理其私人物品。

最可惜的情况是：房东原本有充分理由追讨欠租和取回单位，却因为一时冲动采取不适当行动，让案件出现反诉和额外争议。

因此，遇到租客不还租金时，房东越生气，越要先保存证据，并依法处理。

租客欠租，房东应该怎样处理？

第一步：检查租赁合约

先确认：

1. 每月租金及付款日期；
2. 租客拖欠了多少个月；
3. 是否有付款宽限期；
4. 哪一项条款允许房东终止租约；
5. 必须给予多久的通知；
6. 通知应以什么方式送达；
7. 押金可以如何处理；
8. 是否有担保人；
9. 水电费、管理费及产业损坏由谁负责。

房东不应只凭WhatsApp对话或口头印象采取行动。租赁合约的实际条款，会影响下一步应该发出什么通知。

第二步：整理完整的欠租记录

房东应尽快保存：

1. 已盖印的租赁合约；
2. 租客及担保人的资料；
3. 银行账单和收租记录；
4. 欠租月份及金额明细；
5. WhatsApp、短信和电邮记录；
6. 水电费及管理费欠款；
7. 产业损坏的照片或视频；
8. 之前发给租客的提醒和通知；
9. 租客是否仍在单位居住的证据。

记录必须清楚区分：

1. 租金；
2. 水电费；
3. 管理费；
4. 维修或损坏费用；
5. 迟付利息；
6. 其他合约费用。

这些款项不一定都能通过同一种法律程序追讨。

第三步：正式发出追讨及终止通知

如果租客仍未付款，房东可根据租赁合约及案件情况，发出正式通知，要求租客：

1. 在指定期限内缴清欠租；以及／或者
2. 终止租赁并交还空置占有。

通知期限没有一个适用于所有案件的固定答案，应根据租赁合约、违约情况及适用法律决定。

通知也必须使用正确的送达方式，并保留送达证明。只发送一封没有送达记录的WhatsApp信息，日后可能产生争议。

第四步：决定要追讨欠租，还是同时取回单位

房东应先明确自己的目标：

不同救济有不同作用，不能混为一谈。

扣押令可以把租客赶走吗？

不可以。

根据《1951年扣押法令》（Distress Act 1951），房东可以在符合法律条件的情况下，向法院申请 Warrant of Distress，由法院执达员扣押及出售属于租客的特定动产，用来偿还欠租。

一般而言，第5(1)条所涵盖的是申请日前不超过十二个完整租赁月份的欠租。马来西亚律师公会相关说明

但是，房东必须明白：

扣押令是为了追讨欠租，不是驱逐令。

它不会自动终止租约，也不会自动让房东取回单位。房东如果既要追讨欠租，又要取回产业，可能需要分别采取相应的法院程序。

房东也不能自行扣押租客的电视、家具、汽车或其他财物。有关扣押必须依法由法院执达员执行。

租客不搬走，可以收双倍租金吗？

《1956年民事法令》（Civil Law Act 1956）第28(4)(a)条，在特定情况下允许房东选择向租赁结束后仍拒绝交还产业的租客追讨双倍租金或双倍占用价值。

不过，双倍租金并不是所有欠租案件都会自动产生。一般仍需考虑：

1. 租赁是否已经有效终止；
2. 房东是否已经要求租客交还单位；
3. 租客是否在没有房东同意下继续占用；
4. 房东之后是否继续无条件收取租金；
5. 房东是否已清楚选择追讨双倍租金；
6. 实际租赁合约及案件事实。

马来西亚联邦法院已说明，单纯租赁期届满并不一定足够；还须考虑租客是否在房东要求交还单位后仍拒绝交还，以及房东是否同意其继续占用。相关案例说明

发出终止通知后，还可以继续收租吗？

房东必须特别谨慎。

如果房东已经通知终止租赁，却又继续无条件接受租客随后支付的“租金”，租客可能主张房东已经接受租赁关系继续存在，或放弃先前的终止通知。

这不代表房东在所有情况下都不能收款，而是：

1. 收到款项时必须先确认其性质；
2. 不应随意称为“未来租金”；
3. 是否接受部分付款，需要结合通知内容处理；
4. 房东的书面立场与实际行为必须一致。

因此，发出终止通知后，在接受任何付款或与租客达成新安排之前，最好先取得法律意见。

如果租客好像已经搬走，房东可以直接进入吗？

不要只因为：

1. 门口没有鞋；
2. 灯长时间没有开；
3. 租客没有回复信息；
4. 邻居说租客已经搬走；
5. 单位看起来没有人；

就认定租客已经放弃单位。

租客的私人物品可能仍在里面，租赁关系也可能尚未正式结束。房东贸然进入、换锁或处理物品，仍可能引起争议。

房东应先保存证据、检查合约、发出正式通知，并根据具体情况决定是否需要法院程序。

新山房东遇到租客欠租时，最重要的五件事

1. 不要先换锁、断水断电或搬走物品。
2. 马上整理合约、付款记录和欠租明细。
3. 按照合约发出适当的追讨及终止通知。
4. 分清追讨欠租与取回单位是不同的法律目标。
5. 发出终止通知后，不要随意接受新租金或改变立场。

及早处理，通常比拖到欠租累积数个月后才采取行动，更容易控制损失。

常见问题 Frequently Asked Questions

Q1：租客欠一个月租金，我可以马上换锁吗？

一般不可以。租客欠租可能构成违约，但房东仍应根据租赁合约发出适当通知，并通过合法程序追讨欠租或取回单位。

Q2：租赁合约写明欠租后房东可以换锁，这样就可以吗？

不应只依赖这类条款自行驱逐租客。有关条款仍须受到马来西亚强制性法律及法院程序限制，不能当然凌驾《1950年特定救济法令》第7(2)条。

Q3：房东可以停用公寓门禁卡吗？

如果目的是阻止仍在占用单位的租客进入，这可能被视为变相自行驱逐，具有法律风险。管理处也不应被当成代替法院执行驱逐的工具。

Q4：可以要求TNB或SAJ切断水电吗？

不应以切断基本设施作为迫使租客搬走的手段。水电账户由谁持有、是否拖欠及供应商规定，属于另一层问题，并不自动给予房东驱逐租客的权力。

Q5：报警后，警察会替房东赶走租客吗？

租约、欠租及取回产业通常属于民事争议。警方报案可以作为事件记录，但一般不能代替法院的交还空置占有命令及执行程序。

Q6：扣押令是否等于驱逐令？

不是。扣押令主要用于通过扣押及出售租客的特定动产追讨欠租；取回单位则需要另行取得及执行占有方面的法院命令。

Q7：没有盖印的租赁合约是否完全无效？

不能简单地说合约自动无效。不过，未盖印文件在法庭上使用时可能面对证据及罚款问题，通常须先完成盖印及缴付相关罚款。因此，房东应尽早检查租赁合约的盖印情况。

给新山及柔佛房东的提醒

遇到租客欠租，房东最需要的不是“最快换锁的方法”，而是一个不会让自己承担额外风险的处理方案。

每一宗案件都可能因为以下因素而不同：

1. 租赁合约条款；
2. 欠租期限及金额；
3. 通知是否有效；
4. 房东是否继续收款；
5. 租客是否仍在占用；
6. 单位内的物品属于谁；
7. 是否有担保人；
8. 租赁是否已经合法终止。

William Florence & Partners 可协助新山及柔佛一带的房东审阅租赁合约、欠租记录及通知文件，并根据实际情况评估追讨欠租及取回单位的适当法律途径。

William Florence & Partners
新山产业律师｜新山律师事务所

总行 — Larkin, Johor Bahru
地址：No. 34-01, Jalan Idaman 2, Taman Larkin Idaman, 80350 Larkin, Johor
电话：07-226 6533 / 07-224 2277
传真：07-223 7722
WhatsApp：016-9801518
电邮：william.lim@wfpartners.com.my

Southkey 分行 — Johor Bahru
地址：C-3-28, Block C, Pusat Komersial Bayu Tasek, Persiaran Southkey 1, 80150 Johor Bahru, Johor
电话：07-287 7925
电邮：florence.toh@wfpartners.com.my

Nusa Jaya Mas 分行 — Skudai
地址：15A, Jalan NJM 1/1, Taman Nusa Jaya Mas, 81300 Skudai, Johor
电话：07-559 2883
手机／WhatsApp：016-788 9176
电邮：william.lim@wfpartners.com.my
网站：https://wfnpartners.com/

免责声明

本文仅供马来西亚公众作一般法律知识及风险意识参考，不构成针对任何个别案件的法律意见。租赁合约、通知内容、付款记录及当事人的后续行为，都可能影响可采取的法律程序。房东在换锁、进入单位、处理租客物品、接受后续付款或展开诉讼前，应先取得针对具体事实的专业法律意见。

Can a Landlord Change the Locks and Evict a Tenant for Unpaid Rent? Legal Remedies Every Johor Bahru Landlord Should Know

Even if a tenant has failed to pay rent for several months, the landlord should not take matters into their own hands by:

1. Changing the locks or preventing the tenant from entering;
2. Deactivating the tenant’s access card;
3. Disconnecting the water or electricity supply;
4. Removing, retaining or disposing of the tenant’s belongings; or
5. Engaging someone to forcibly remove the tenant.

A tenant’s failure to pay rent may amount to a breach of the tenancy agreement. However, a tenant’s breach does not give the landlord the right to carry out a self-help eviction.

Under section 7(2) of Malaysia’s Specific Relief Act 1950, where a tenancy has ended but the tenant remains in occupation, the landlord must recover possession through court proceedings. The landlord cannot personally evict the tenant.

In other words:

Unpaid rent is the tenant’s problem. An unlawful lockout may become the landlord’s legal problem.

Why Can’t the Landlord Change the Locks if the Property Belongs to Them?

Ownership of the property and the immediate right to possession are separate matters.

Although the landlord is the registered owner, the landlord has granted possession and use of the property to the tenant under the tenancy agreement. While the tenant remains in occupation, the landlord cannot rely solely on being the owner to enter the property, change the locks or remove the tenant’s belongings.

Even if the tenancy period has expired or the landlord has issued a termination notice, the landlord will generally still need to obtain a court order to recover the property if the tenant refuses to vacate.

In Mas Anita Abdullah v Lew Wai Koung, the Malaysian Court of Appeal also explained that even after a landlord has obtained a court order for vacant possession, if the tenant fails to comply, the landlord must obtain and enforce the appropriate writ of possession through the court process instead of personally entering the property and changing the locks. Case summary

What Risks Could a Landlord Face for Changing the Locks?

If a landlord changes the locks, disconnects the utilities or removes the tenant’s belongings without following the court process, the tenant may:

1. Lodge a police report;
2. Apply for an injunction to restore access to the property;
3. Commence legal proceedings against the landlord for unlawful entry;
4. Claim compensation for loss of or damage to personal belongings; or
5. Allege that the landlord improperly handled or disposed of their belongings.

The most unfortunate situation is where the landlord originally had valid grounds to recover the unpaid rent and obtain possession, but an impulsive action creates a counterclaim and additional disputes.

When faced with rental arrears, the more frustrated the landlord becomes, the more important it is to preserve the evidence and proceed lawfully.

What Should a Landlord Do When the Tenant Fails to Pay Rent?

Step 1: Review the Tenancy Agreement

The landlord should first confirm:

1. The monthly rent and payment date;
2. The number of months in arrears;
3. Whether there is any grace period for payment;
4. Which provision allows the landlord to terminate the tenancy;
5. The required notice period;
6. The prescribed method of serving the notice;
7. How the deposit may be applied;
8. Whether there is a guarantor; and
9. Who is responsible for utilities, maintenance charges and damage to the property.

The landlord should not act solely based on WhatsApp conversations or verbal understandings. The actual terms of the tenancy agreement will affect the type of notice that should be issued.

Step 2: Compile Complete Records of the Arrears

The landlord should promptly preserve:

1. The stamped tenancy agreement;
2. The tenant’s and guarantor’s particulars;
3. Bank statements and rental-payment records;
4. A breakdown of the months and amounts in arrears;
5. WhatsApp messages, text messages and emails;
6. Outstanding utility bills and maintenance charges;
7. Photographs or videos of any damage to the property;
8. Previous reminders and notices issued to the tenant; and
9. Evidence showing whether the tenant remains in occupation.

The records should clearly distinguish between:

1. Rent;
2. Utility charges;
3. Maintenance charges;
4. Repair costs or property damage;
5. Late-payment interest; and
6. Other contractual charges.

These amounts may not necessarily be recoverable through the same legal procedure.

Step 3: Issue a Formal Demand and Termination Notice

If the tenant still fails to pay, the landlord may, depending on the tenancy agreement and the circumstances, issue a formal notice requiring the tenant to:

1. Settle the outstanding rent within a specified period; and/or
2. Vacate and deliver vacant possession of the property upon termination of the tenancy.

There is no single notice period that applies to every case. The appropriate notice period depends on the tenancy agreement, the nature of the breach and the applicable law.

The notice must also be served through the proper method, and evidence of service should be retained. A WhatsApp message without reliable proof of service may give rise to a dispute later.

Step 4: Decide Whether to Recover the Arrears, Recover the Property, or Both

The landlord should clearly identify the intended outcome:

These remedies serve different purposes and should not be treated as interchangeable.

Can a Warrant of Distress Be Used to Evict a Tenant?

No.

Under the Distress Act 1951, a landlord may, subject to the applicable legal requirements, apply to the court for a Warrant of Distress. The court bailiff may then seize and sell certain movable property belonging to the tenant to satisfy the rental arrears.

Generally, section 5(1) covers rent due for a period not exceeding 12 completed months of the tenancy immediately preceding the date of the application. Relevant Malaysian Bar explanation

However, landlords must understand:

A Warrant of Distress is a remedy for recovering unpaid rent. It is not an eviction order.

It does not automatically terminate the tenancy or restore possession of the property to the landlord. If the landlord wishes both to recover the unpaid rent and regain possession, separate court procedures may be required.

The landlord also cannot personally seize the tenant’s television, furniture, vehicle or other belongings. Any lawful seizure must be carried out by the court bailiff.

Can the Landlord Claim Double Rent if the Tenant Refuses to Vacate?

Section 28(4)(a) of the Civil Law Act 1956 permits a landlord, in certain circumstances, to elect to claim double rent or double the value of the property from a tenant who continues to occupy the property after the tenancy has ended.

However, double rent does not arise automatically in every rental-arrears case. It is generally necessary to consider:

1. Whether the tenancy was validly terminated;
2. Whether the landlord demanded the return of the property;
3. Whether the tenant remained in occupation without the landlord’s consent;
4. Whether the landlord subsequently continued to accept rent unconditionally;
5. Whether the landlord clearly elected to claim double rent; and
6. The actual terms of the tenancy agreement and circumstances of the case.

The Federal Court of Malaysia has explained that the mere expiry of a tenancy may not, by itself, be sufficient. It is also necessary to consider whether the tenant refused to return the property after being required to do so and whether the landlord consented to the tenant’s continued occupation. Related case commentary

Can the Landlord Continue Accepting Rent After Issuing a Termination Notice?

The landlord must exercise particular caution.

If the landlord has terminated the tenancy but subsequently continues to accept payments described as “rent” without any reservation, the tenant may argue that the landlord accepted the continuation of the tenancy or waived the earlier termination notice.

This does not mean that a landlord can never accept payment after issuing a termination notice. Rather:

1. The nature of the payment must first be clarified;
2. The payment should not casually be described as “future rent”;
3. Whether a partial payment should be accepted must be considered in light of the termination notice; and
4. The landlord’s written position and conduct must remain consistent.

After issuing a termination notice, the landlord should obtain legal advice before accepting any further payment or entering into a new arrangement with the tenant.

Can the Landlord Enter the Property if the Tenant Appears to Have Moved Out?

Do not assume that the tenant has abandoned the property merely because:

1. There are no shoes outside the door;
2. The lights have remained switched off;
3. The tenant does not respond to messages;
4. A neighbour says that the tenant has moved out; or
5. The property appears to be unoccupied.

The tenant’s personal belongings may still be inside, and the tenancy may not have been formally terminated. If the landlord enters the property, changes the locks or deals with the belongings without proper authority, further disputes may arise.

The landlord should first preserve the evidence, review the tenancy agreement, issue the appropriate formal notice and determine whether court proceedings are required in the circumstances.

Five Important Steps for Johor Bahru Landlords Facing Rental Arrears

1. Do not begin by changing the locks, disconnecting the utilities or removing the tenant’s belongings.
2. Immediately compile the tenancy agreement, payment records and a detailed statement of the arrears.
3. Issue the appropriate demand and termination notices in accordance with the tenancy agreement.
4. Understand that recovering unpaid rent and recovering possession of the property are separate legal objectives.
5. After terminating the tenancy, do not casually accept further rent or act inconsistently with the termination.

Taking action early will generally make it easier to control the landlord’s losses than waiting until several months of arrears have accumulated.

Frequently Asked Questions

1. Can I immediately change the locks if the tenant is one month behind on the rent?

Generally, no. The failure to pay rent may constitute a breach, but the landlord should still issue the appropriate notice under the tenancy agreement and follow the lawful process to recover the arrears or regain possession.

2. What if the tenancy agreement states that the landlord may change the locks when the tenant fails to pay rent?

The landlord should not rely solely on such a clause to carry out a self-help eviction. The clause remains subject to Malaysia’s mandatory laws and court procedures and cannot automatically override section 7(2) of the Specific Relief Act 1950.

3. Can the landlord deactivate the tenant’s apartment access card?

If the purpose is to prevent a tenant who remains in occupation from entering the property, it may be regarded as an indirect form of self-help eviction and carries legal risk. The building management should not be used as a substitute for the court enforcement process.

4. Can the landlord ask TNB or SAJ to disconnect the water or electricity supply?

The landlord should not use the disconnection of essential utilities as a means of forcing the tenant to vacate. The identity of the account holder, any unpaid utility charges and the supplier’s rules are separate matters. They do not automatically give the landlord the right to evict the tenant.

5. Will the police remove the tenant after the landlord lodges a police report?

Disputes involving a tenancy, unpaid rent and recovery of possession are generally civil matters. A police report may serve as a record of the incident, but it does not generally replace a court order for vacant possession and the appropriate enforcement process.

6. Is a Warrant of Distress the same as an eviction order?

No. A Warrant of Distress is principally used to recover unpaid rent by seizing and selling certain movable property belonging to the tenant. Recovering possession requires a separate court order and enforcement process.

7. Is an unstamped tenancy agreement completely invalid?

It cannot simply be said that the agreement is automatically invalid. However, an unstamped document may face evidential and penalty issues when it is produced in court. It will generally need to be stamped and the applicable penalty paid before it can be admitted into evidence. A landlord should therefore check the stamping status of the tenancy agreement as early as possible.

A Reminder for Landlords in Johor Bahru and Johor

When a tenant fails to pay rent, the landlord does not need the “fastest way to change the locks.” The landlord needs a lawful solution that does not create additional legal exposure.

Every case may differ because of:

1. The terms of the tenancy agreement;
2. The duration and amount of the arrears;
3. Whether the notices were validly issued and served;
4. Whether the landlord continued to accept payments;
5. Whether the tenant remains in occupation;
6. Ownership of the belongings inside the property;
7. Whether there is a guarantor; and
8. Whether the tenancy has been lawfully terminated.

William Florence & Partners assists landlords in Johor Bahru and throughout Johor with reviewing tenancy agreements, rental-arrears records and notices. Based on the circumstances of each case, we can also assess the appropriate legal remedies for recovering unpaid rent and obtaining possession of the property.

William Florence & Partners
Johor Bahru Property Lawyer | Johor Bahru Law Firm

Head Office — Larkin, Johor Bahru
Address: No. 34-01, Jalan Idaman 2, Taman Larkin Idaman, 80350 Larkin, Johor
Tel: 07-226 6533 / 07-224 2277
Fax: 07-223 7722
WhatsApp: 016-980 1518
Email: william.lim@wfpartners.com.my

Southkey Branch — Johor Bahru
Address: C-3-28, Block C, Pusat Komersial Bayu Tasek, Persiaran Southkey 1, 80150 Johor Bahru, Johor
Tel: 07-287 7925
Email: florence.toh@wfpartners.com.my

Nusa Jaya Mas Branch — Skudai
Address: 15A, Jalan NJM 1/1, Taman Nusa Jaya Mas, 81300 Skudai, Johor
Tel: 07-559 2883
Mobile / WhatsApp: 016-788 9176
Email: william.lim@wfpartners.com.my
Website: https://wfnpartners.com/

Disclaimer

This article is intended solely to provide the Malaysian public with general legal information and risk awareness. It does not constitute legal advice for any specific case. The tenancy agreement, contents of the notices, payment records and subsequent conduct of the parties may all affect the legal procedures available. A landlord should obtain professional legal advice based on the specific facts before changing the locks, entering the property, dealing with the tenant’s belongings, accepting further payments or commencing legal proceedings.