The Malaysian government has recently reaffirmed its commitment to implementing mandatory Employees Provident Fund (EPF) contributions for foreign workers. Human Resources Minister Steven Sim announced that both employees and employers will contribute two percent each until further studies determine the feasibility of aligning foreign workers’ contributions with local employees. The implementation details will be discussed in a Cabinet meeting before an amendment to the EPF Act 1991 is presented in the Dewan Rakyat.
These changes, along with the upcoming increase in the minimum wage from RM1,500 to RM1,700 in February 2025, will have profound effects on Malaysia’s labour market, particularly in the strata property management sector.

Implications of Mandatory EPF Contributions for Foreign Workers

The new EPF contribution policy aligns with international labour standards, particularly Article 68 of Convention 102 of the International Labour Organisation (ILO), which promotes equal social protection rights for all workers, regardless of nationality. Prime Minister Datuk Seri Anwar Ibrahim highlighted this measure as a step towards greater fairness in Malaysia’s labour market.
Initially, foreign workers and their employers will contribute at a reduced rate of two percent, with gradual increments over six years to match the 11% employee and 12%–13% employer contribution applied to Malaysian workers. This change will significantly impact businesses that employ a large number of foreign workers, including those in strata property management, where foreign labour is crucial for maintenance, security, and cleaning services.

Impact on Strata Property Management in Malaysia

Strata properties, including condominiums, apartments, and gated communities, depend on foreign workers for daily operations. The introduction of mandatory EPF contributions will lead to several key changes:

1. Increased Labour Costs for Management Corporations and JMBs

- The overall payroll ses for foreign workers will rise over time due to EPF contributions.
- This could lead to an increase in service charges imposed on residents to cover additional costs related to wages and statutory contributions.

2. Effects on Service Providers

Many strata management bodies outsource maintenance, cleaning, and security services to third-party providers who employ foreign workers.

These service providers will have to adjust their pricing to accommodate higher costs, which may be passed on to property owners and tenants.

3. Improved Social Security for Foreign Workers

Foreign workers will gain access to retirement savings and other EPF-related benefits, ensuring better social security coverage.

This could improve employee retention and attract a more stable workforce within the industry.

Minimum Wage Increase and Its Effects on Strata Property Management

The government’s decision to raise the minimum wage from RM1,500 to RM1,700 in February 2025 will introduce additional financial pressures on strata property management:

1. Higher Maintenance Fees

Rising wages will increase operational costs for strata property managers.

Joint Management Bodies (JMBs) and Management Corporations (MCs) may need to revise financial plans and increase maintenance fees to sustain service levels.

2. Potential Staff Reductions

Some management bodies may reduce staff or reallocate responsibilities to manage rising payroll costs effectively.

This could impact service efficiency and response times for maintenance requests.

3. Enhanced Worker Welfare

While the cost burden increases, the wage hike ensures better earnings for workers, leading to improved job satisfaction and lower turnover rates.

How AI and Automation Can Help Manage Incremental Costs

To counter rising costs, strata property managers can leverage AI and automation to optimize operations:

1. Automated Security Systems

AI-powered surveillance cameras, facial recognition, and smart access control can reduce dependency on security personnel.

2. Smart Building Management Systems

AI-driven energy management and predictive maintenance can help optimize utility costs and reduce wastage.

3. Robotic Cleaning and Maintenance

Deploying automated cleaning robots for common areas can lower long-term labour expenses.

4. Digital Payment & Billing Systems

Automated invoicing and payment systems can streamline financial operations, reducing administrative workload and human errors.

5. AI-Powered Chatbots for Resident Queries

Implementing AI chatbots can improve communication efficiency with residents while minimizing the need for additional staff.

6. Workforce Scheduling Optimization

AI-based workforce management tools can optimize staff schedules, ensuring efficiency and reducing unnecessary overtime costs.

What Can Strata Property Managers Do?

To navigate these changes effectively, management bodies and property managers should take proactive steps:

1. Budgeting for Higher Costs

Strata management teams should reassess their financial forecasts and make necessary adjustments in maintenance fees and operational budgets.

2. Exploring Alternative Workforce Solutions

Investing in automation and smart technology can reduce dependency on manual labour and mitigate rising costs.

3. Negotiating with Service Providers

Strata property managers should engage in negotiations with service providers to ensure contracts remain cost-effective while maintaining service quality.

4. Enhancing Productivity and Efficiency

Implementing better work scheduling, training programs, and performance-based incentives can help maximize workforce efficiency and reduce unnecessary costs.

Conclusion

The upcoming mandatory EPF contributions and minimum wage increase represent significant changes in Malaysia’s labour market. While these measures aim to enhance fairness and social security for workers, they also introduce financial challenges for strata property management bodies. Effective planning, budgeting, and operational adjustments will be essential to ensure a smooth transition and sustainable management of strata properties in Malaysia.

By embracing technological advancements and strategic financial planning, strata property managers can mitigate rising costs while maintaining service quality, ensuring long-term sustainability in an evolving