Yu: When fire safety systems and building maintenance are compromised, lives are placed at risk.
A FIRE at a condominium in Mont Kiara, Kuala Lumpur, which claimed the life of a resident, sent shockwaves through Malaysia’s property owners.
The blaze on the 26th floor proved difficult to tackle, because firefighters reportedly faced issues with a non-functioning internal firefighting system, forcing them to rely on external pumps.
It is a reminder that property excellence is not defined by aesthetics, branding or location alone.
The tragedy exposed a critical truth about the real estate industry: a building’s true quality is tested in moments of crisis.
Like in Hong Kong where vertical living is dominant, this condominium fire in Kuala Lumpur raised similar questions about evacuation, system readiness and maintenance discipline.
International Real Estate Federation (FIABCI) Malaysian chapter president Dr Yu Kee Su said: “From Hong Kong to Kuala Lumpur, we are seeing the same painful lesson repeated.
“When fire safety systems and building maintenance are compromised, lives are placed at risk.”
This incident brought renewed relevance to the Malaysia Property Award (MPA) judging criteria, which place a strong emphasis on safety, sustainability, management quality and long-term operational excellence.
“These are not abstract ideals. They are life-preserving fundamentals,” said Yu.
While buildings may comply with regulatory requirements at the point of completion, real risk often emerges after handover, when daily operational discipline weakens.
This is a concern long highlighted by Datuk Khirudin Drahman @ Hussaini, one of MPA’s independent judges.
“Since 2014, I have consistently stressed that maintenance and housekeeping must continue long after the Certificate of Completion and Compliance, Occupation Permit or Fire Certificate (FC) are issued or renewed, where applicable,” he said.
According to the Malaysia Fire and Rescue Department, firefighters had to deploy portable and external pumps due to malfunctions in the Mont Kiara condominium’s fire prevention infrastructure.
The authorities have called for improved compliance checks.
Kuala Lumpur City Hall has asked the condominium’s management to submit a fire safety compliance report.
It emphasised stronger enforcement across all residential buildings to ensure safety systems are regularly checked and are functioning.
Within the MPA framework, projects are evaluated not only on design innovation and market appeal, but also on how well they perform as living, functioning environments.
Fire safety systems include hydrants, pumps, alarms, evacuation routes and emergency access.
“A development that fails to maintain critical life-safety systems cannot, by definition, be considered exemplary, regardless of how visually impressive it may be,” said Yu.
“The recent tragedy is a reminder to the entire industry that management quality is as important as construction quality,” he stressed.
As highlighted in a legal commentary by Skrine Advocates & Solicitors, it is a legal obligation under the Strata Management Act 2013 to properly maintain common property, including safety infrastructure.
In many jurisdictions, buildings must obtain an annual FC from the Fire and Rescue Department, which requires functional safety installations and remedial actions for any faults found during inspection.
Fire safety encompasses routine testing and servicing, proper evacuation planning and drills, resident preparedness, clear and unobstructed escape routes as well as well-maintained hydrants, pumps and alarms.
“When critical life-safety systems fail, the consequences are irreversible,” said Yu.
“This is why preventive maintenance and compliance must be treated as non-negotiable, not optional.”
As Malaysia’s property sector continues to evolve, MPA serves as a benchmark that signals what the industry should aspire to, he said.
“Safety and maintenance are not ‘behind-the-scene’ issues; they are a shared responsibility between management corporations, residents, local authorities and policymakers,” Yu added.
