Strata Governance Challenges: An Empirical Analysis of Annual General Meeting Non-Compliance in Majlis Bandaraya Johor Bahru

The effectiveness of strata governance in Malaysia relies heavily on Annual General Meetings (AGMs) to ensure transparency and accountability. However, official statistics from Majlis Bandaraya Johor Bahru (MBJB) reveal that a significant number of strata schemes that is 71 schemes within its jurisdiction fail to conduct AGMs as mandated by the Strata Management Act 2013. This study aims to empirically analyze non-compliance trends using secondary data collected from the MBJB Commissioner of Buildings (COB) records, focusing on the number and distribution of AGM defaulters. The research examines patterns by scheme type and management structure. Findings from this analysis are to provide insights into governance challenges specific to the MBJB area and support evidence-based recommendations for enforcement and policy improvement.