A MONTHLY NEWSLETTER BY HALIM HONG & QUEK

| VOLUME 3 | ISSUE NO.2 | FEBRUARY 2020 |

UNDERSTANDING

LATENT DEFECTS & the issue of inter-floor leakage

TIME TO BUILD ‘TRUST’: Adequate Procedures against s.17A MACC

FREE Publication Publication Permit PP19508/08/2019(035103) hhq.com.my

MALAYSIAN ECONOMIC

STIMULUS PACKAGE: 27 Feb 2020

SO STICK TO THE FIGHT WHEN YOU’RE HARDEST HIT IT’S WHEN THINGS SEEMS WORST THAT

YOU MUST NOT QUIT!

From the Editor … | VOLUME 3 | ISSUE NO.2 | FEB 2020 |

Dear Readers, Hope this Issue finds you well - Present times are undeniably tough and laden with much uncertainties. The outbreak of Covid-19 has engulfed many of us with so much worry, so much fear - But should we treat this fear as a teachable peer, than a punishing foe, perhaps we may realise that it is time for us not to be afraid, rather it is high time that we search within the hearts of our heart and be kind to the people around us. As they say, it is in our weakest moments that we find our true strength!

So let’s not lose hope, let’s steadfastly brave through these challenging times and lead ourselves onto the path of recovery. Before signing of, allow me to share with you a verse from my all-time favourite poem – Don’t Quit …

And you never can tell how close you are, It may be near when it seems so far,

So stick to the fight when you’re hardest hit, It’s when things seems worst that

you must not quit.

Wish you resilience, always! Stay in touch,

Kashmir Harbans Singh Editor-in-Chief

is a monthly newsletter published by Halim Hong & Quek (HHQ) It is distributed for free and can be read on HHQ’s website - https://hhq.com.my/ All articles in this publication are intended to provide a summary or review of the subject matter and are not intended to be nor should it be relied upon as a substitute for legal or any other professional advice.

INSIDE THIS ISSUE

1 - 2 LATENT DEFECTS & the issue of inter-floor leakage

3 - 4 TIME TO BUILD ‘TRUST’: Adequate

procedures against s.17A MACC

5 - 6

MALAYSIA’s RM20 BILLION

Economic Stimulus Package

7 HHQ FACTS: Garnishee Proceedings

8 HHQ E-SOLUTIONS: An Intro

EDITORIAL TEAM CHONG LEE HUI

ANKIT R SANGHVI

TAN POH YEE

LIM YOKE WAH

LOW KHYE YEN

GOH LI FEI

WILLIAM LIM WEI LIE

KELVIN KOAY ZHI SHERN

LEE PEI YING

DESIGN & LAYOUT

KASHMIR HARBANS SINGH

CIRCULATION

MAIZATUL AKMAL

MAVIS TAN

SUBSCRIPTION

newsletter@hhq.com.my

CONNECT WITH US

/HALIM HONG & QUEK/

EMPOWER | VOLUME 3 | ISSUE NO. 2 | FEBRUARY 2020

UNDERSTANDING LATENT DEFECTS :

AND THE ISSUE OF INTER-FLOOR LEAKAGES

In the context of Housing Development (Control & Licensing) Act 1966, a home buyer is assured a “Defect Liability Period” of 24 months. This Period is purchasers’ statutory right and commences from the date buyers receives keys to their house. What this basically means is that home buyers are assured that developers are responsible for the repairs of any defect(s) in their property during the said Period.

In a previous article featured in our Oct 2019 newsletter1, we dealt in length on the implications of expiry of such Period on buyers and how the issue of “latent defects” has helped improve the area of defects claims against developers.

Through this article, we wish to focus specifically on the meaning of latent defects, and address briefly the correlated issue of inter-floor leakages in strata properties.

In Malaysia, the phrase ‘latent defect’ is not defined in statutes. Rather its meaning can be found in a string of case laws2, which are mainly decisions made in the 1900s, but are still good law;

A latent defect has the characteristic of being hidden, a defect which cannot be detected by reasonable means. This position was put forth by Gill J (as he then was) in WONG ENG v. CHOCK MUN CHONG & ORS [1963]3 :

"... A latent defect is a defect which is hidden, concealed or dormant. It is something which exists but, is not sufficiently developed or manifest so as to be visible to the naked eye. Thus a latent defect is a defect which cannot be detected by reasonable skill, care and examination ...".

Similarly, the High Court of Singapore in GUAN BEE & COMPANY v. PALEMBANG SHIPPING COMPANY LTD [1964]4 explained that a latent defect is a defect which cannot “be discovered on such an examination as a reasonably careful skilled man would make. It is not latent if it can be discovered by reasonable means”.

Therefore, latent defects in properties are defects which cannot be discovered upon

reasonable inspection. These could include, for example, damages inside walls which may be caused by failures in the design or workmanship or materials used in the construction of a property. Such a defect, would commonly reflect as ‘cracks on walls’, many years after the construction of the property is completed.

Unlike the concept of latent defects, ‘patent defects’ are obvious defects in properties which can be discovered through the reasonable inspection of a property, as explained by High Court in the case of KC LEONG HOLDINGS SDN BHD v. DATIN MOH BEE LING [2014]5 :

“… the problem (boundary drains constructed as open drains) is not a latent defect as it was plainly discoverable, if not discovered during the handover inspection.”6

In a recent English case, Liam Brandley & WJB Developments Ltd v Hubert Deane [2018], the Supreme Court interestingly pointed out a distinction between an ‘actual damage’ and latent defect and opined that for the purposes of the Latent Damage Act 1986, only an actual damage is claimable in the UK:

1 Latent Defect: Defect Claims against Developer (Oct 2019); https://hhq.com.my/publications/latent-defect-defect-claims-against-developer/ 2 which are not necessarily about latent defects in properties 3 1 LNS 153 4 1 LNS 43 5 1 LNS 741 6 Para 59

REAL ESTATE 1

EMPOWER | VOLUME 3 | ISSUE NO. 2 | FEBRUARY 2020

“[T]here is an element of confusion between damage to the plaintiff's body and latent defect in the foundations of a building. Unless the defect is very gross, it may never lead to any damage at all to the building. It would be analogous to a predisposition or natural weakness in the human body which may never develop into disease or injury. The plaintiff's cause of action will not accrue until damage occurs, which will commonly consist of cracks coming into existence as a result of the defect even though the cracks or the defect may be undiscovered and undiscoverable” (emphasis in original)."7

Latent defects: inter-floor leakages?

In the context of stratified properties (apartments etc.), one of the most common issues of latent defects are inter-floor leakages which are addressed rather comprehensively in the current Strata laws;

Pursuant to Reg 55 of the Strata Management (Maintenance and Management) Regulations 2015, inter-floor leakage is defined as any evidence of dampness, moisture or water penetration

(a) on the ceiling that forms part of the interior of a parcel, common property or limited common property, as the case may be; or

(b) on any furnishing material, including plaster, panel or gypsum board attached, glued, laid or applied to the ceiling that forms part of the interior of a parcel, common property or limited common property, as the case may be.

Accordingly, upon occurrence of such leakage, the affected owner should provide notice to the developer/Joint Management Body/Management Corporation/subsidiary Management Corporation (Reg 56). Upon receipt of the notice, the relevant body must then carry out an inspection of the affected property to determine the cause of the leakage and identify the party responsible for such damage. The party responsible must rectify any damage caused by the inter-floor leakage as soon as practically possible or within seven days from the date of receipt of the notice to do so (Reg 57).

In practice however, the resolution of such matter is not entirely straight forward as there may be various reasons/parties involved that may have caused such defect, and as such the tendency to pass the fault around; A dilemma best elaborated by the High Court in NICHOLAS NG CHAN HOOI v. SEGI COLLEGE (PG) SDN BHD [2018]8:

"This Court finds that it is wholly immaterial whether the Defendant promised that he would fix it himself or that he would get the JMB to fix it. The point is not whom the Defendant would appoint to resolve the issue (be it the JMB, or the Defendant personally, or any third-party contractor); rather, it is the assurance that the issue will be fixed. The Defendant as Landlord has the sole responsibility to ensure that the water leakage/seepage issue in the Demised Premises is fixed in whatever manner and by whomsoever he appoints to do so."

7 [2018] 2 IR 741 8 Para 90: 1 LNS 1022

REAL ESTATE I continued 2

WRITTEN BY:

GOH LI FEI LL. B (Hons) Multimedia University ASSOCIATE, REAL ESTATE (STRATA)

lfgoh@hhq.com.my

This article is intended to provide an overview of the subject matter

& is not intended to be nor should it be relied upon

as a substitute for legal or any other professional advice.

EMPOWER | VOLUME 3 | ISSUE NO. 2 | FEBRUARY 2020

TIME TO BUILD ‘TRUST’ : ADEQUATE PROCEDURES AGAINST S. 17A MACC 2009 : The Malaysian Anti-Corruption Commission, pursuant to Section 17A(5) of Malaysian Anti-Corruption Commission Act 2009 (MACC 2009), issued the Guidelines on Adequate Procedures in early 2019. These Guidelines essentially set out adequate procedures that commercial organisations need to build into their corporate structure(s) as a reasonable defence against the risk of being charge for corporate liability, an offence recently introduced in Section 17A of MACC 2009;

The Offence1

Section 17A(1) Offence by commercial organization A commercial organization commits an offence if a person associated with the commercial organization corruptly gives, agrees to give, promises or offers to any person any gratification whether for the benefit of that person or another person with intent— (a) to obtain or retain business for the commercial organization; or (b) to obtain or retain an advantage in the conduct of business for the commercial organization

Section 17A, will come into force on 1st June 2020 and hold a convicted commercial organisation liable to a jail term of up to 20 years, and/or a minimum fine of 10 times the value of the gratification or RM1 million, whichever is higher2.

Section 17A applies to all “commercial organisation”, i.e. companies and partnerships, incorporated in Malaysia which conduct their respective businesses in Malaysia – s17A(8). The Section has a broad application as it covers “a company wherever incorporated”, hence applying also to foreign companies which operate their businesses in Malaysia. The offence also holds a commercial organization liable for the offence committed outside of Malaysia.

Most prominently, Section 17A(3) of the MACC 2009 deems the Senior Management (e.g. director, controller, officer, partner or a person concerned in the management of the affairs) of a convicted commercial organisation to have committed the same offence, and be held personally liable for the offence. One can be absolved of such personal liability only if the person (in Senior Management) can prove that the offence was committed “without his consent or connivance and he exercised due dilligence to prevent the commission of the offence as she ought to have exercised, having regard to the nature of his function in that capacity and to the circumstances’’ – S.17A(3) MACC 2009.

In anticipation of the provision coming into force in June 2020, the MACC introduced the “Guidelines on Adequate Procedures” to serve as a guidance of practices, processes and procedures which commercial organisations should adopt to comply best with the law - acronymed as the “T.R.U.S.T” principles (summarised on the next page).

Whilst there is no guidance from the Malaysian judicial authority on the standard of care or proof required for a commercial organization to discharge its liability under this corporate liability offence, it is evidently clear from these Guidelines that the standard to be discharged is indeed very high. Considering the looming 1st June 2020 deadline, commercial organizations should review their existing policies and procedures to assess whether they meet the expectations of MACC, and if not, to start improvising on their respective practices, procedures, etc to be in line with the five guiding principles of adequate procedures - T.R.U.S.T.

1 As introduced by Section 4 of the Malaysian Anti-corruption Commission (Amendment) Act 2018 (MACC 2018) 2 Section 17A(2), MACC 2009 (as amended by MACC 2018)

DISPUTE RESOLUTION 3

EMPOWER | VOLUME 3 | ISSUE NO. 2 | FEBRUARY 2020

DISPUTE RESOLUTION I Cont. 4

WRITTEN BY:

ANKIT R. SANGHVI LL. B (Hons) Aberystwyth (Wales) PARTNER, DISPUTE RESOLUTION

ankit.sanghvi@hhq.com.my

TOP LEVEL COMMITMENT

Top-Level Management are responsible to ensure that their organisation: ✓ practices the highest level of integrity & ethics ✓ complies fully with the applicable laws &

regulatory requirements on anti-corruption; ✓ effectively manages the key corruption risks of the

organisation

To mitigate personal liability, the Management should: ▪ establish an anti-corruption compliance programme ▪ promote a culture of integrity ▪ issue instructions on communicating the organisations’

policies & commitments on anti-corruption to internal and external parties;

▪ encourage the use of any reporting (whistleblowing) channel

▪ assign a competent person/function to be responsible for all anti-corruption compliance matters

▪ ensure that the results of any audit, reviews of risk assessment, control measures & performance are reported to all top-level management including the full Board of Directors and acted upon.

RISK ASSESSMENT Commercial organisations should undertake Corruption Risk Assessment once in every three years

The risk assessment ought to cover external & internal risks, which may in include: ▪ chances for corruption & fraud activities due to

weaknesses in the organisation’s governance framework & internal systems/etc.

▪ financial transactions that may disguise corrupt payments

▪ business activities in countries/sectors that pose a higher corruption risk

▪ non-compliance of external parties acting on behalf of the organisation regarding legal & regulatory requirements related to anti-corruption.

▪ relationships with third parties in its supply chain (e.g. agents, vendors, contractors & suppliers)

UNDERTAKE CONTROL MEASURES

Commercial organisations are to put in place appropriate controls & contingency measures which are reasonable and proportionate to the nature and size of the organisation, which may include ▪ Due diligence on any relevant parties or personnel ▪ Establishing an accessible & confidential trusted

reporting channel

SYSTEMATIC REVIEW, MONITORING & ENFORCEMENT

Top level management to ensure regular audits (internal/external) to assess the performance, efficiency and effectiveness of their anti-corruption programmes

Commercial organisations should consider putting in place the following: ▪ a monitoring programme, which covers the scope,

frequency & methods for review; ▪ identify the competent person(s) and/or establish a

compliance function to perform an internal audit ▪ consider an external audit at least once every 3 years ▪ monitor the performance of personnel in relation to

any anti-corruption policies & procedures ▪ conduct disciplinary proceedings against personnel

found to be non-compliant to the programme

TRAINING & COMMUNICATION Commercial organisations are required to emphasize on training & communication of its anti-corruption management to both internal and external stakeholders. The communication of an organisation’s anti-corruption policies and procedures may adopt various formats and mediums, which may entail the provisions of trainings and timely refresher courses to their respective Senior Management, employees, and key stakeholders.

This write up is intended to provide an overview of the subject matter & is not intended to

be nor should it be relied upon as a substitute for legal or any other professional advice.

Information above was adopted from http://giacc.jpm.gov.my/

T.R.U.S.T THE ADEQUATE PROCEDURES PRINCIPLES

T

R

U S

T

EMPOWER | VOLUME 3 | ISSUE NO. 2 | FEBRUARY 2020

MALAYSIA ANNOUNCES A RM20 BILLION :

ECONOMIC STIMULUS PACKAGE

27 Feb 2020, Putrajaya: YAB Tun Dr Mahathir bin Mohamad announced a RM20 billion Economic Stimulus Package (the Package) to reduce the impact of COVID-19 on the present economic performance of Malaysia. YB Lim Guan Eng had previously reminded that the Package is not to be taken as a new budget of the nation nor it forms part of Budget 2020 which was announced last Oct 20191. Rather the Package is focused on providing immediate support to individuals/sectors mostly affected by the Covid-19 outbreak, with the ultimate aim of boosting the Malaysian economy as whole, which is estimated to achieve a GDP growth within the range of 3.2% to 4.2% in Year 2020.

As such, the Stimulus Package adopts three clear strategies namely:

TO MITIGATE THE IMPACT OF COVID-19 The Government will be implementing some specific and immediate measures to aid the most seriously affected TOURISM SECTOR. These measures, are primarily aimed at bolstering the cash flow of affected individuals and businesses in the said sector and will take effect for a total period of 6 months, starting April 2020 till September 2020: Businesses are permitted to defer monthly income tax instalment payments Businesses are also permitted to revise their profit estimates for 2020 with respect to monthly income tax

instalment payments without penalty A 15% discount in the monthly electricity bills to hotels, travel agencies, airlines, shopping malls, conventions

and exhibitions centres Human Resource Development Fund (HRDF) levies are exempted for hotels and travel related companies An exemption of 6% service tax is granted to hotels, from March to August 2020.

The Government will also provide FINANCING AID in the following forms to help improve the cash flow of affected individuals/businesses in the Tourism sector: Bank Negara Malaysia (BNM) to issue a RM2Billion Special Relief facility at an interest rate of 3.75%, in the

form of working capital for Small Medium Enterprises BNM is also tasked to ensure all banks provide financial relief in the form of payment moratorium comprising

restructuring and rescheduling loans for affected entities Bank Simpanan Nasional (BSN) is to allocate a total of RM200 million in microcredit facility at an interest

rate of 4% Approval process for existing loan funds will be further streamlined such as Bank Pembangunan’s Tourism

Infrastructure Fund of RM1.5 billion. Malaysia Airport Holdings Berhad (MAHB) will be providing rebates on rental for premises at the airport,

and its landing and parking charges Taxi drivers, tourist bus drivers, tourist guides and registered trishaw drivers will receive a one-off payment

of RM600 each

1 Feb 14, 2020; https://www.thestar.com.my/news/nation/2020/02/26/dr-m-to-handle-economic-stimulus-package-says-lim

TO MITIGATE THE

IMPACT OF COVID-19

TO STIMULATE A PEOPLE-CENTRIC ECONOMIC

GROWTH; AND

TO PROMOTE QUALITY INVESTMENTS

CORPORATE & FINANCE 5

EMPOWER | VOLUME 3 | ISSUE NO. 2 | FEBRUARY 2020

Photo Source: https://www.nst.com.my/

To stimulate the local tourism industry, the Malaysian Government will introduce: Personal income tax relief of up to RM1,000 on expenditure

related to domestic tourism Digital vouchers worth up to RM100 per person to all

Malaysians for domestic flights, rails and hotel accommodations.

TO STIMULATE A PEOPLE-CENTRIC ECONOMIC GROWTH

Beyond the local tourism sector, the Government will also be putting in place some board measures to trigger local consumption and reduce cost of living generally: The minimum Employees Provident Fund contribution by employees will be reduced from 11% to 7%,

from 1 April 2020 to 31 December 2020. However, Malaysian employees are allowed to opt out from this scheme.

Bantuan Sara Hidup (BSH) recipients will receive RM200 in March 2020, RM100 in May 2020, and an additional RM50 in the form of e-tunai.

BNM will provide RM1 billion Agrofood facility at an interest cost of 3.75% to promote food production activities in order to meet domestic and export demand.

FAMA also will be allocated RM10 million for food storage facilities to help reduce food prices Local entrepreneurs will be provided grants worth RM1,000 to RM10,000 to promote sales of their respective

products on e-commerce platforms

TO PROMOTE QUALITY INVESTMENTS Lastly, to enhance national competitiveness, the Malaysian Government will promote “higher value-added private sector investments” by a Co-Investment fund of RM500 million to be co-invested and matched by private investors on a ratio of at least 1 to 3 which will make the total funds amount to RM2 billion for investment in early-stage and growth-stage Malaysian companies. In this regard, the Government will also provide: accelerated capital allowances over a two-year period on expenses

incurred on machinery and equipment including ICT an exemption of 3 years, starting 1 April 2020, on import duty and

sales tax for importation or local purchase of machinery and equipment used in port operations

a tax deduction of up to RM300,000 on renovation and refurbishment cost

Meanwhile, the Securities Commission and Bursa Malaysia will be providing a one-year waiver of listing fees for Companies seeking to be listed on the LEAP Market (Leading

Entrepreneur Accelerator Platform) ACE Market (Access, Certainty, Efficiency)

Companies with market capitalisation of less than RM500 million seeking listing on the Main Market

The BNM will be granting an SME Automation & Digitalization Facility of RM300 million at an interest cost of 3.75%

CORPORATE & FINANCE I Cont. 6

These write up is intended to provide a summary of the subject matter & are not

intended to be nor should be relied upon as a substitute for legal or any other

professional advice.

Information for this summary is largely adapted from, https://www.pmo.gov.my/

SUMMARISED BY:

KASHMIR HARBANS SINGH LL. B (Hons) London, CLP, PG Dip in Laws (London)

SENIOR ASSOCIATE, CORPORATE BUSINESS DEVELOPMENT

kashmirjit@hhq.com.my

EMPOWER | VOLUME 3 | ISSUE NO. 2 | FEBRUARY 2020

#HHQ FACTS

There is a common misunderstanding that a matter in court ends once the judge delivers a judgement – “Judge bangs the gavel. Case closed”, so to speak. In practice however, upon receiving a judgement, the winning party of a civil suit must proceed to enforce the court order for his/her monetary claim. Garnishee Proceeding, as provided under Order 49 of the Rules of Court 2012 (ROC 2012), is one of the ways to execute a judgment or court order. A typical scenario when a Garnishee Proceeding takes place is where a Judgment Creditor (the winning party) chooses to enforce the court order (i.e. makes the monetary claim), not against the Judgment Debtor (the losing party), but against a third party who owes a debt to the Judgment Debtor (the Garnishee). The Garnishee is usually a bank with whom the Judgment Debtor maintains an account, but this can also be any other party who owes debt to the Judgment Debtor. To initiate the proceedings, a show cause order is served on the Garnishee - O.49 r.2 ROC 2012. This order functions to summon the Garnishee to the court, in order to show cause as to why a Garnishee Order Absolute should not be made against him/her. The affidavit should identify the court order obtained, state the amount outstanding at the time of application, and that the Garnishee is within the jurisdiction of the Court and is importantly, indebted to the Judgment Debtor. An order to show cause is to be served on the Garnishee at least 7 days before the hearing of the Application – O.49 r.3 ROC 2012. A Garnishee may contest against the application made by the Judgment Creditor for reasons such as the Judgment Debtor’s account with the Garnishee bank is held on trust for a third party or that the Garnishee has ceased to owe any debt to the Judgment Debtor, or that the bank account is jointly held by the Judgment Debtor and another account holder. In the event a Garnishee fails to show cause, the court may make a Garnishee Order Absolute accordingly. Any payment made by the Garnishee in compliance with the Garnishee Order shall be a valid discharge of his liability to the Judgment Debtor- O.49 r.8 ROC 2012. The Judgment Debtor hence cannot later make a claim against the Garnishee for payment of his debt, even when the Garnishee Order Absolute or the judgment is set aside subsequently.

LEARNING & DEVELOPMENT 7

This write up is intended to provide an overview/summary of the subject matter

& are not intended to be nor should be relied upon as a substitute for legal or

any other professional advice.

WRITTEN BY:

TAN POH YEE LL.B(Hons) University of East London, CLP DEPUTY HEAD, LEARNING & DEVELOPMENT

pohyee.tan@hhq.com.my

EMPOWER | VOLUME 3 | ISSUE NO. 2 | FEBRUARY 2020

HHQ’s SMART CONTRACTS

FOLLOW US, Halim Hong & Quek on

8

INTRODUCING our very own e-solutions – automated contract templates – that can be customatised by ANYONE for FREE, by following these simple steps …

STEP 1 - Visit our e-solutions platform at https://hhq.com.my/e-services/

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STEP 4 - Click complete. The document will be reviewed by one of our lawyers & emailed to you within 1-2 working days.

THIS PLATFORM IS PART OF OUR PRO-BONO (FREE) SERVICES TO ALL OUR USERS.

FOR FURTHER QUERIES, KINDLY CONTACT: kashmirjit@hhq.com.my

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HHQ VALENTINE’S 2020

Our Footprints of Kindness

The symbol of Heart, represents Love …

But did you know that the symbol of Heart also stands for kindness?

This Valentine’s Day we, #HHQFamily, came together to celebrate each other – to celebrate our differences - and above all, to remind ourselves of the heart of our very hearts – #KINDNESS … because although …

“there are obvious differences in the #humanfamily, we are more alike, my #friends, than we are unalike …”

(~Maya Angelou, Human Family~) #BeKind