Land Titles (Strata) Act 1967 · 2020 Revised Edition · Schedules
Schedule 2 · General meetings for purposes of collective sale
Feedback & supportSECOND SCHEDULESections 84A(1A)(a), (3), (7C) and (14), 84D(9) and (9A), 84E(15) and (15A) and 84FA(16) and paragraphs 1(1), 7(1), 9(1)(b) and (1A) and 12(1)(a) of Third ScheduleGeneral meetings for purposes of collective saleDefinitions1.—
In this Schedule —“electronic means” means electronic communication, video conferencing, tele-conferencing or other electronic means;“virtual meeting technology” means any technology that allows a person to participate in a meeting without being physically present at the place of meeting.
In this Schedule, where a general meeting convened by a management corporation for the purposes of a collective sale is held (whether wholly or partly) using virtual meeting technology, a person who attends the meeting using virtual meeting technology is to be treated as being present if the person —
management corporation
“management corporation” means a management corporation constituted under this Act;
is able to participate in the proceedings of the meeting using the virtual meeting technology provided to the person;
is verified as attending the meeting in the manner specified in sub-paragraph (a) by —
in the case of a general meeting of a management corporation — the secretary of the council of the management corporation or a person appointed by the council to verify the quorum; or
council
“council” has the meaning given by the Building Maintenance and Strata Management Act 2004;
in the case of a general meeting of the proprietors of flats in a development to which section 84D or 84E applies — a person appointed by the proprietors of the flats to verify the quorum; and
is acknowledged by electronic means by the chairperson of the meeting as attending the meeting.[S 444/2023 wef 01/07/2023]Application of Schedule1A. This Schedule applies only to any general meeting convened by a management corporation for the purposes of a collective sale.[S 444/2023 wef 01/07/2023]Convening of general meeting on requisition2.—
Subject to sub-paragraph (1A), the council of a management corporation must, on receipt by the secretary thereof of a requisition for a general meeting signed by —
one or more persons entitled to vote in respect of one or more lots, the share value or the total share value of which is at least 20% of the aggregate share value of all the lots whose subsidiary proprietors comprise the management corporation; or
not less than 25% of the total number of subsidiary proprietors of the lots whose subsidiary proprietors comprise the management corporation,immediately proceed to convene a general meeting of the management corporation to be held as soon as practicable but in any case not later than 6 weeks after the receipt by the secretary of the requisition.
If a relevant event happens, the council of the management corporation must not, on receipt by the secretary thereof of another requisition for a general meeting, proceed to convene another general meeting of the management corporation for the purposes of constituting a collective sale committee unless —
2 or more years have elapsed since the happening of the relevant event; or
the requisition is signed —
in the case of the first requisition after the happening of the relevant event — by at least 50% of the total number of subsidiary proprietors of lots that comprise the management corporation or by one or more persons entitled to vote in respect of one or more lots, the share value or the total share value of which is at least 50% of the aggregate value of all the lots whose subsidiary proprietors comprise the management corporation; and
in the case of the second or subsequent requisition after the happening of the relevant event — by at least 80% of the total number of subsidiary proprietors of lots that comprise the management corporation or by one or more persons entitled to vote in respect of one or more lots, the share value or the total share value of which is at least 80% of the aggregate value of all the lots whose subsidiary proprietors comprise the management corporation.
Subject to sub-paragraph (2A), in the case of land in a development to which section 84D applies, any general meeting must be convened by —
the proprietors of the flats who own not less than 20% share of the land; or
not less than 25% of the total number of proprietors of the flats.
If a relevant event happens, the proprietors of flats in a development to which section 84D applies must not proceed to convene another general meeting for the purposes of constituting a collective sale committee unless —
2 or more years have elapsed since the happening of the relevant event; or
the requisition for the meeting is made —
in the case of the first requisition after the happening of the relevant event — by proprietors of flats in the development who own not less than 50% share of the land or by not less than 50% of the total number of proprietors of such flats; and
in the case of the second or subsequent requisition after the happening of the relevant event — by proprietors of flats in the development who own not less than 80% share of the land or by not less than 80% of the total number of proprietors of such flats.
Subject to sub-paragraph (3A), in the case of land in a development to which section 84E applies, any general meeting must be convened by —
the proprietors of the flats who own not less than 20% notional share of the land; or
not less than 25% of the total number of proprietors of the flats.
If a relevant event happens, the proprietors of flats in a development to which section 84E applies must not proceed to convene another general meeting for the purposes of constituting a collective sale committee unless —
2 or more years have elapsed since the happening of the relevant event; or
the requisition for the meeting is made —
in the case of the first requisition after the happening of the relevant event — by proprietors of flats in that development who own not less than 50% notional share of the land or by not less than 50% of the total number of proprietors of such flats; and
in the case of the second or subsequent requisition after the happening of the relevant event — by proprietors of flats in that development who own not less than 80% notional share of the land or by not less than 80% of the total number of proprietors of such flats.
The requisition must state the objects of the meeting and must be signed by the requisitionists and deposited at the registered address of the management corporation, and may consist of several documents in like form each signed by one or more requisitionists.
If the council does not within 14 days after the date of the deposit of the requisition made by requisitionists referred to in sub-paragraph (1) or (1A)(b) (as the case may be) proceed to convene a meeting, the requisitionists, or any one of them representing more than 50% of the total voting rights of all of them, may themselves, in the same manner as nearly as possible as that in which meetings are to be convened by the council, convene a meeting, but any meeting so convened must not be held after the expiration of 3 months from that date.
Any reasonable expenses incurred by the requisitionists by reason of the failure of the council to convene a meeting must be paid to the requisitionists by the management corporation.
In the case of land in a development to which section 84D or 84E applies, the general meeting may be convened by the proprietors mentioned in sub-paragraph (2), (2A), (3) or (3A) (as the case may be) in the same manner as nearly as possible as that in which meetings are to be convened.
For the purposes of sub-paragraphs (1A), (2A) and (3A), a relevant event occurs when —
no quorum of proprietors is present at a general meeting to constitute a collective sale committee —
of a management corporation under sub-paragraph (1) convened on or after 15 July 2010;
of proprietors of flats in a development to which section 84D applies under sub-paragraph (2) convened on or after 15 July 2010; or
of proprietors of flats in a development to which section 84E applies under sub-paragraph (3) convened on or after 15 July 2010;
the motion for the constitution of a collective sale committee, notice of which was given in accordance with paragraph 3, is defeated at the general meeting mentioned in sub-paragraph (a)(i), (ii) or (iii);
the collective sale agreement executed among the subsidiary proprietors that comprise the management corporation, or the collective sale agreement executed among the proprietors of flats mentioned in section 84D(2) or 84E(3), as the case may be, expires at any time on or after 15 July 2010;
the collective sale committee constituted for the purposes of a collective sale of all lots and the common property in a strata title plan to which section 84A or 84FA applies, or a collective sale of all the flats and land in a development to which section 84D or 84E applies, as the case may be, is dissolved at any time on or after 15 July 2010 by virtue of the operation of paragraph 12(2) of the Third Schedule; or
common property
“common property”, subject to subsection (2), means —(a)in relation to any land and building comprised or to be comprised in a strata title plan, such part of the land and building —(i)not comprised in any lot or proposed lot in that strata title plan; and(ii)used or capable of being used or enjoyed by occupiers of 2 or more lots or proposed lots; (b)in relation to any other land and building, such part of the land and building —(i)not comprised in any non-strata lot; and(ii)used or capable of being used or enjoyed by occupiers of 2 or more non-strata lots within that land or building; or (c)in relation to any land and building mentioned in paragraph (a) or (b), any of the following whether or not comprised in a lot, proposed lot or non‑strata lot:(i)the pipes, wires, cables or ducts which are used, or capable of being used or enjoyed, by occupiers of 2 or more lots, proposed lots or non‑strata lots (as the case may be) within that land or building, or are used or capable of being used for the servicing or enjoyment of the common property;(ii)the cubic space enclosed by a structure enclosing pipes, wires, cables or ducts mentioned in sub‑paragraph (i);(iii)any structural element of the building;(iv)the waterproof membrane attached to an external wall or a roof; Examples (a)A foundation, load‑bearing wall, column or beam, a shear core, strut, ground anchor, slab (not including any layer that is the underlayment or the flooring finishing), truss and common staircase. (b)An external wall, or a roof or façade of a building which is used or enjoyed, or capable of being used or enjoyed, by occupiers of 2 or more lots, proposed lots or non‑strata lots. (c)A garden, sporting or recreational facility, car park or parking area for other vehicles, none of which are comprised in a lot, proposed lot or non‑strata lot. (d)A central air‑conditioning system and its appurtenances, and a fire sprinkler protection system and its appurtenances. (e)Any chute, pipe, wire, cable, duct or facility for the passage or provision of water, sewage, drainage, gas, oil, electricity, telephone, radio, television, garbage, heating or cooling systems, or any other similar services.
every member of a collective sale committee constituted for the purposes of a collective sale mentioned in sub-paragraph (d) is removed from office on or after 15 July 2010 and no other collective sale committee is constituted in replacement for the purposes of the same collective sale.Method of holding meetings2A.—
Except as provided in sub-paragraph (2), a general meeting may be held —
at a physical place;
at a physical place and using virtual meeting technology; or
using virtual meeting technology only.
Despite sub-paragraph (1) —
a general meeting must not be held using virtual meeting technology only, unless all of the members who wish to participate at the meeting have access to the virtual meeting technology needed to participate in the meeting; and
a general meeting must not be held using virtual meeting technology only, if the management corporation has resolved —
that the meeting must be held at a physical place or at a physical place and using virtual meeting technology; or
that each general meeting must be held at a physical place or at a physical place and using virtual meeting technology.
Despite sub-paragraph (1), a general meeting of which notice has been served before 1 July 2023 must not be held using virtual meeting technology only unless the management corporation has so resolved.[S 444/2023 wef 01/07/2023]Notice of general meetings3.—
A notice of a general meeting of a management corporation must be served on each subsidiary proprietor who is a member thereof and on the first mortgagee of a lot, as ascertained from the strata roll, at least 14 days before the meeting.
subsidiary proprietor
“subsidiary proprietor” means —(a)the registered subsidiary proprietor for the time being of the entire estate in a lot including an estate for life, an estate in remainder or an estate in reversion; and(b)in relation to a lot where a lease has been granted, the registered subsidiary proprietor for the time being of a leasehold interest in a lot described in an instrument of lease whose unexpired term is not less than 21 years as from the date of lodgment of the instrument of lease for registration with the Registrar including such a lease registered prior to 1 December 1987;
Every notice for a general meeting must —
specify all of the following:
whether the meeting will be held —
at a physical place;
at a physical place and using virtual meeting technology; or
using virtual meeting technology only;
where the meeting will be held at a physical place or at a physical place and using virtual meeting technology — the location of the physical place;
the day and hour of the meeting;[S 444/2023 wef 01/07/2023]
include each proposed resolution to be considered at the meeting;
specify any other business to be transacted at the meeting; and
inform each person to whom the notice is addressed that the person may vote in respect of each proposed resolution and, where relevant, on election of members of the collective sale committee —
in the case of a subsidiary proprietor of a lot subject to a first mortgage shown on the strata roll, only if the mortgagee fails or neglects to exercise the voting power conferred upon the mortgagee by this Schedule; and
lot
“lot” means a stratum which is shown as a lot on a strata title plan, and includes a lot specified as an accessory lot on any such plan;
either in person or by proxy at the meeting.
Where a general meeting is to be held (whether wholly or partly) using virtual meeting technology, every notice for the general meeting, in addition to complying with sub-paragraph (2) —
must describe the means by which the general meeting can be electronically accessed using the virtual meeting technology (including the online location, if the general meeting is to be held at an online location); and
must state how each person to whom the notice is addressed may vote by electronic means.[S 444/2023 wef 01/07/2023]
A motion must not be submitted at a general meeting unless —
notice of the motion has been given in accordance with this paragraph; or
the motion is a motion to amend a motion of which notice has been so given.
A motion for the constitution of a collective sale committee and its powers, duties or functions is to be decided by ordinary resolution passed at the general meeting.
ordinary resolution
“ordinary resolution” has the meaning given by the Building Maintenance and Strata Management Act 2004;
In the case of land in a development to which section 84D or 84E applies, a notice of a general meeting of the proprietors of the flats must be served on each proprietor by registered post at his last recorded address at the Land Titles Registry or the Registry of Deeds and placing a copy of the notice under the main door of every flat in the development.Persons entitled to vote at general meetings4.—
proprietor
“proprietor”, in relation to land comprised in a strata title plan, means the person who was the proprietor of that land immediately before the registration of the strata title application for that plan under section 9;
A person is entitled to vote in respect of any lot on any proposal submitted at a general meeting of a management corporation or on any election of members of the collective sale committee only if the person is the subsidiary proprietor or a mortgagee in possession or a receiver of that lot as shown on the strata roll.
strata roll
“strata roll” has the meaning given by the Building Maintenance and Strata Management Act 2004;
Despite any other provision of this paragraph, a first mortgagee, as shown on the strata roll, of a lot is entitled to vote in respect of that lot on any proposal submitted at a general meeting of a management corporation or on any election of members of the collective sale committee and, if that mortgagee votes on that proposal, any vote cast by the subsidiary proprietor of that lot on the proposal must not be counted.
The vote of co-proprietors or co-mortgagees may be cast by any of them in person or by a proxy and if both joint subsidiary proprietors or co-mortgagees are present at a meeting of the management corporation, the vote of the senior who casts a vote, whether in person or by a proxy, must be accepted to the exclusion of the votes of the others; and for this purpose, seniority is determined by the order in which the names stand in the strata roll.
In the case of land in a development to which section 84D or 84E applies, the seniority is determined by the order in which the names appear in the records at the Land Titles Registry or the Registry of Deeds.
Land Titles Registry
“Land Titles Registry” means the Land Titles Registry of the Authority;
Only the subsidiary proprietor entitled to the first of 2 or more successive estates in a lot is, subject to this Schedule, entitled to cast a vote on any proposal submitted at a general meeting of a management corporation or on any election of members of the collective sale committee.
A subsidiary proprietor who is the trustee of a lot is, subject to this Schedule, entitled to cast a vote on any proposal submitted at a general meeting of a management corporation or on any election of members of the collective sale committee and the persons beneficially interested in the trust are not entitled to cast such a vote.
The voting rights conferred by this paragraph are subject to section 65(9) and (10) of the Building (Strata Management) Act 2004.[Act 12 of 2020 wef 01/10/2025]Quorum5.—
building
“building” includes —(a)any building partially completed;(b)where applicable, any building to be erected within a stratum shown or specified in any strata subdivision plan submitted to the relevant authority for approval; or(c)any building to be erected which is authorised for strata subdivision under a notification made by the Minister under section 21(6) of the Planning Act 1998;
No business is to be transacted at any general meeting of a management corporation unless a quorum of subsidiary proprietors is present.
A quorum is formed at any general meeting of a management corporation constituted in respect of a strata title plan when the number of subsidiary proprietors who own at least 30% of the aggregate share value for all lots comprised in that strata title plan are present at the meeting, either in person or by proxy.
strata title plan
“strata title plan” means a plan of registered land which —(a)is described in the title or heading thereto as a strata title plan;(b)shows the whole or any part of the land comprised therein as being divided into 2 or more strata, whether or not any stratum is divided into 2 or more lots; and(c)contains the particulars prescribed under the Boundaries and Survey Maps Act 1998,and includes a strata title plan for redevelopment of any lot in a strata title plan registered under this Act;
In the case of land in a development to which section 84D or 84E applies, the quorum is formed at any general meeting of the proprietors of the flats when the number of proprietors who own at least 30% of the share or notional share in land, as the case may be, are present at the meeting, either in person or by proxy.
If at the end of 60 minutes after the time appointed for holding a general meeting of a management corporation mentioned in sub-paragraph (2) or the proprietors of flats mentioned in sub-paragraph (3), no quorum as specified in sub-paragraph (2) or (3) (as the case may be) is present, that general meeting immediately stands dissolved.Motions out of order
6. At a general meeting of a management corporation, its chairperson may rule that a motion submitted at the meeting is out of order if he or she considers that the motion, if carried, would conflict with this Act or would otherwise be unlawful or unenforceable.Method of casting vote
7. Except as provided in paragraph 4(3), a vote on a motion submitted at a general meeting of a management corporation or on any election of members of the collective sale committee may be cast by the person entitled to vote, either personally or by the person’s duly appointed proxy.Voting by electronic means7A. A person entitled to vote at a general meeting of a management corporation may vote by electronic means only if all the following are satisfied:
the electronic voting system used is capable of accurately counting all votes cast for and against any proposal submitted at the meeting;
the electronic voting system used is capable of providing records from which the operation of the electronic voting system may be audited and for verification of the accuracy of the recording and counting of votes;
the chairperson must, during the meeting, declare the result of the voting by electronic means on any proposal submitted at the meeting.[S 444/2023 wef 01/07/2023]Chairperson to preside
8. The chairperson of the management corporation presides at any general meeting of the management corporation at which he or she is present and, in his or her absence from any such meeting, the persons present at that meeting and entitled to vote on motions submitted at that meeting may elect one of their number to preside at that meeting and the person so elected is, while he or she is so presiding, deemed to be the chairperson of the management corporation.List of names of persons entitled to vote
9. The secretary of the management corporation must put up a list of the names of the persons who are entitled to vote at a general meeting on the notice board maintained on the common property at least 48 hours before the general meeting.Counting of votes on motion10.—
Board
“Board” means a Strata Titles Board constituted under the Building Maintenance and Strata Management Act 2004;
A motion submitted at a general meeting of a management corporation must be decided only according to the value, ascertained in accordance with sub-paragraphs (2) and (3), of the votes cast for and against the motion, whether personally or by proxy.
Subject to sub-paragraph (3), for the purposes of sub-paragraph (1), the value of a vote cast on a motion submitted at a general meeting of a management corporation by a person entitled to vote in respect of a lot is equal to the share value of that lot.
For the purposes of sub-paragraph (1), the value of the vote cast by a subsidiary proprietor of a proposed lot is 25% of the value that, but for this sub-paragraph, the subsidiary proprietor’s vote would have under sub-paragraph (2), ignoring any fraction.
proposed lot
“proposed lot” has the meaning given by the Building Maintenance and Strata Management Act 2004;
A poll must be taken in such manner as the chairperson thinks fit.Chairperson’s declaration of vote
11. The declaration of the chairperson of the result of the voting on any proposal submitted at a general meeting of the management corporation is conclusive.Minutes of general meeting11A.—
The management corporation must keep or cause to be kept minutes of every general meeting of a management corporation.
The minutes mentioned in sub-paragraph (1) must contain the following information:
the date, time and place of the meeting;
the names of the subsidiary proprietors present at the meeting;
the names of the subsidiary proprietors who have appointed proxies;
the names of the proxies present at the meeting;
the result of the votes on every motion submitted at the meeting;
the text of every resolution passed at the meeting.
In addition to sub-paragraph (2), if the general meeting was held using virtual meeting technology (whether wholly or partly), the minutes must —
state that fact;
state the virtual meeting technology used; and
in respect of each person who was present at the general meeting using virtual meeting technology, state the fact that the person was present using virtual meeting technology.
Where a general meeting was held wholly using virtual meeting technology, the requirement that the minutes of the meeting must specify the place for the meeting under sub-paragraph (2)(a) does not apply.[S 444/2023 wef 01/07/2023]Company may appoint representative to attend meetings
company
“company” includes —(a)any body of persons incorporated in or outside Singapore; and(b)an unincorporated society, association or other body which under the law of its place of origin may hold property in the name of the society, association or other body or in the name of its trustees, secretary or other officer duly appointed for that purpose;
12. A company which is a subsidiary proprietor may under the seal of the company or the hand of its director or any duly authorised attorney appoint such person as it thinks fit to act as its representative either at a particular meeting or at all meetings of the management corporation, and a person so authorised is, in accordance with his or her authority or until his or her authority is revoked by the company, entitled to exercise the same powers on behalf of the company as the company could exercise if it were an individual.Instrument of proxy13.—
An instrument appointing a proxy must be in writing —
under the hand of the person appointing the proxy or of the person’s attorney duly authorised in writing; or
if the person appointing the proxy is a company, either under the seal or under the hand of an officer or its attorney duly authorised.
Where it is desired to afford subsidiary proprietors an opportunity of voting for or against a resolution, the instrument appointing a proxy must be in the following form:*I/We, ........................................ of being *a member/members of the abovenamed management corporation, appoint ........................................, of ........................................, as *my/our proxy to attend at the [annual or extraordinary (as the case may be)] general meeting of the management corporation or subsidiary management corporation, to be held on .......... 20 .........., and at any adjournment of the meeting and to vote for *me/us on *my/our behalf in the following manner:ResolutionForAgainstAbstain Notes: 1. A subsidiary proprietor may direct the subsidiary proprietor’s proxy to vote on the resolution by ticking the desired box (in favour of/against the resolution or abstain from voting) in the above table. An abstain vote will not be counted in the calculation of votes. 2. If the subsidiary proprietor does not indicate the subsidiary proprietor’s voting preference in the above table, the proxy may vote or abstain from voting at the proxy’s discretion, in relation to any matter which is put before the meeting (including any resolution to adjourn the meeting or to amend any resolution proposed at the meeting). 3. This instrument appointing a proxy is void if *I am/we are present at the meeting.Signed on .................. 20 ..........................................................Signature(s) of subsidiary proprietor(s)..................................................Signature(s) of proxy*delete whichever is inapplicable(3) The instrument appointing a proxy is deemed to confer authority to demand or join in demanding a poll.
subsidiary management corporation
“subsidiary management corporation” has the meaning given by the Building Maintenance and Strata Management Act 2004;
The instrument appointing a proxy is void if the person appointing the proxy is present at the meeting.
An appointed proxy can only represent a person or persons appointing the proxy —
being a proprietor or proprietors, in the case of land in a development to which section 84D or 84E applies, of the higher of the following:
2 or fewer flats;
a number of flats not exceeding 2% of the total number of flats in the development (rounded down to the nearest whole number); and
in any other case, being a subsidiary proprietor or subsidiary proprietors of the higher of the following:
2 or fewer lots;
a number of lots not exceeding 2% of the total number of lots in the development (rounded down to the nearest whole number).
In the event an appointed proxy represents more than the maximum permitted in sub‑paragraph (5), the additional instrument of proxy held is void.Submission of instrument of proxy14.—
The instrument appointing a proxy and the power of attorney or other authority (if any) under which the instrument is signed, or a notarially certified copy of that power or authority, must, within the time specified in sub-paragraph (2) —
be deposited —
at the registered address of the management corporation; or
at any other place in Singapore that is specified for that purpose in the notice convening the meeting; or
be sent by electronic mail to an electronic mail address of the management corporation as is specified for that purpose in the notice convening the meeting or fixing the adjourned meeting.
The time mentioned in sub-paragraph (1) is the following:
in the case of a poll, at least 48 hours before the time appointed for the taking of the poll;
in any other case, at least 48 hours before the time for holding the meeting or adjourned meeting at which the person named in the instrument proposes to vote.
An instrument of proxy that is not submitted in accordance with sub-paragraph (1) is not to be treated as valid.[S 444/2023 wef 01/07/2023]Powers of proxies15.—
A proxy need not be a subsidiary proprietor.
Subject to sub-paragraph (3), a person duly appointed as a proxy —
if entitled to vote otherwise than as a proxy, may also vote in the person’s own right; and
if appointed as proxy for more than one person, may vote separately as a proxy in each case.
A proxy cannot exercise a vote in relation to a matter if the person who appointed the proxy is exercising personally a power to vote on the matter.Authority not to be revoked by death of principal, etc.
16. A vote given in accordance with the terms of an instrument of proxy or attorney is valid despite the previous death or mental disorder of the principal or revocation of the instrument or of the authority under which the instrument was executed, or the transfer of the share in respect of which the instrument is given, if no notification in writing of such death, mental disorder, revocation or transfer as aforesaid has been received by the management corporation at its registered address or such other place in Singapore mentioned in paragraph 14 before the commencement of the meeting or adjourned meeting at which the instrument is used.[13/2010; S 365/2010; S 24/2021][S 444/2023 wef 01/07/2023]