THE JV JOURNEY
The JV journey: from day one to the keys
This page walks through the whole land joint venture (JV) process with RumahHQ, from your first message until the project is complete and your share is handed over. For every step you can see who acts, what you sign and what you receive. There is no fee to start, and nothing binds you until you sign the JV agreement with advice from your own lawyer.
No fee. No obligation.
At a glance
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Get to know and assess We visit the land, meet the family and prepare a free report.
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Agree JV options, a non-binding letter of intent, estate matters if needed, and the JV agreement with your lawyer.
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Approvals Change of land use, subdivision, planning permission and building plans.
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Sales and construction Register Interest from buyers, a launch once demand is proven, then construction.
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Handover and after The CCC, handover of units or cash payment, and the defects period.
General information only
On this page
Phase 1: Get to know and assess
No fee and no obligation at this stage.
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Step 1 Contact us
Fill in the form or WhatsApp the location and size of your land. A copy of the title and photos of the land help, but are not needed yet.
Details: who acts, what you sign, what you receive, timing
- Who acts
- You
- What you sign
- Nothing
- What you receive
- A call or WhatsApp from our representative
- Estimated time
- Our representative contacts you within 2 working days.
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Step 2 Site visit and family briefing
We visit the land and meet you and your family. For inherited land, we can hold a briefing with all the heirs, so that everyone hears the same information.
Details: who acts, what you sign, what you receive, timing
- Who acts
- RumahHQ, you and your family
- What you sign
- Nothing
- What you receive
- An explanation of the options for your land, in plain language
- Estimated time
- At a time that suits the family.
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Step 3 Free preliminary feasibility report
A preliminary report prepared for your land: layout, estimated number of homes, and a comparison of a JV against selling. We also check the zoning in the Local Plan, road access, utilities and whether the Rumah Selangorku policy may apply. If the land is not suitable, we tell you honestly.
Details: who acts, what you sign, what you receive, timing
- Who acts
- RumahHQ
- What you sign
- Nothing. The report does not bind you.
- What you receive
- The preliminary feasibility report
- Estimated time
- Depends on having complete documents.
Phase 2: Agree
Nothing binds you until the JV agreement is signed. Bring your own lawyer.
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Step 4 JV proposal: two or three options
We present two or three options for the family to consider: finished homes, a share of sales value, or a combination of both. Every piece of land is assessed separately; we do not use package rates. There is no pressure to decide quickly.
Details: who acts, what you sign, what you receive, timing
- Who acts
- RumahHQ presents; you and your family consider
- What you sign
- Nothing
- What you receive
- Written JV options and a detailed timeline
- Estimated time
- At the family's pace.
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Step 5 Letter of intent (term sheet), non-binding
The main terms agreed are written in a non-binding letter of intent, so that your family and your lawyer can review them calmly before the actual agreement is prepared.
Details: who acts, what you sign, what you receive, timing
- Who acts
- You and RumahHQ; your lawyer can review it
- What you sign
- A non-binding letter of intent
- What you receive
- A written summary of the main terms
- Estimated time
- Depends on the discussions.
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Step 6 Estate matters, if the land is still in the deceased's name
While the land is still in the deceased's name, nobody can sign a JV for it. The family settles the estate first: through a JKPTG estate distribution unit (small estates) or the High Court (larger estates, or where there is a will). Amanah Raya Berhad's summary administration covers movable property only, not land. RumahHQ can help with a family briefing and a document list, but we are not an estate administrator and we do not give legal advice. Read our inherited land page.
Details: who acts, what you sign, what you receive, timing
- Who acts
- The family and heirs, with your lawyer; JKPTG or the High Court
- What you sign
- The estate application (by the heirs, not by RumahHQ)
- What you receive
- A distribution order or letters of administration
- Estimated time
- Small estate without disputes: 4 to 6 months from the application date according to JKPTG (estimate, depends on the authorities). High Court: no official figure.
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Step 7 Due diligence and the JV agreement
A lawyer runs an official search at the land office: owners, charges, caveats, restrictions and unpaid quit rent. You, in turn, check us: company records at SSM, developer licence status on KPKT's TEDUH portal, and CIDB registration. The JV agreement is prepared by lawyers, and we encourage you to appoint your own lawyer to review it before signing. For inherited land, a distribution schedule between heirs can be attached to the agreement. See landowner protections in a JV.
Details: who acts, what you sign, what you receive, timing
- Who acts
- Your lawyer, RumahHQ and its lawyer, and you as registered owner
- What you sign
- The JV agreement and, if agreed, a power of attorney limited to named tasks, with advice from your own lawyer
- What you receive
- A copy of the signed agreement
- Estimated time
- Depends on due diligence and negotiation.
Phase 3: Approvals
Approvals are decided by the authorities, not by RumahHQ. The land stays in your name until the stage agreed in the agreement.
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Step 8 Change of land use and subdivision
Agricultural land needs its category changed to building (National Land Code, section 124), often together with subdivision (section 124A). In Selangor, the application is made through e-Tanah by the owner or a power of attorney holder, processed by the District and Land Office and decided by the State Executive Council (MMKN). After approval, the land premium must be paid within the notice period or the approval lapses. Who bears the premium can be included in the agreement. Read our guide to converting agricultural land.
Details: who acts, what you sign, what you receive, timing
- Who acts
- RumahHQ prepares the application; the District and Land Office processes it; MMKN decides
- What you sign
- The application form as registered owner, or RumahHQ signs through a limited power of attorney
- What you receive
- A copy of the approval letter and the premium notice
- Estimated time
- Change of land use: about 21 working weeks according to PTG Selangor (estimate, depends on the authorities).
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Step 9 Planning permission and building plans
A development proposal report and layout plan go to the local authority's One Stop Centre (OSC) for planning permission (Act 172, section 19). The most common reason for refusal is zoning that does not match the Local Plan, which is why we check it early. Building and engineering plans are then approved by the local authority. Read our guide to approvals and the CCC.
Details: who acts, what you sign, what you receive, timing
- Who acts
- RumahHQ and its consultants; the local authority decides
- What you sign
- Usually nothing; if an owner's signature is needed, we explain the form first
- What you receive
- Notice of each approval (can be included in the agreement)
- Estimated time
- Depends on the local authority; there is no official figure we can promise.
Phase 4: Sales and construction
We build after demand is proven.
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Step 10 Register Interest, licence and permit
Before launch, interested buyers sign up through Register Interest: non-binding, free, and no unit is set aside. A project launches only when registrations from qualified buyers reach at least 1.5 times the number of homes. Research by the Khazanah Research Institute (2024) links abandoned projects to causes such as weak demand; this approach aims to reduce that risk, not remove it. Before advertising and selling, a developer must hold a developer's licence and an advertising and sales permit (APDL) from KPKT under Act 118. You can check any developer's licence status on the TEDUH portal.
Details: who acts, what you sign, what you receive, timing
- Who acts
- RumahHQ; KPKT issues the licence and permit
- What you sign
- Nothing
- What you receive
- Notice of the project's launch status
- Estimated time
- Depends on demand and approvals.
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Step 11 Construction
Construction starts only after the project's buyers and financing are secured; this condition can be included in the agreement. The work is built in stages and inspected by professional consultants. The landowner's units are prioritised in the first phase, which can also be included in the agreement. Site progress is recorded every day.
Details: who acts, what you sign, what you receive, timing
- Who acts
- RumahHQ builds; professional consultants inspect; the local authority monitors
- What you sign
- Nothing
- What you receive
- Monthly progress reports and regular site photos (can be included in the agreement)
- Estimated time
- Depends on the size of the project; the schedule is set in the agreement.
Phase 5: Handover and after
Your share is delivered as agreed in writing before work began.
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Step 12 CCC and handover of your share
When the work is complete, the Principal Submitting Person (a professional architect or engineer) issues the Certificate of Completion and Compliance (CCC). The keys to the landowner's units are then handed over, or the cash share is paid according to the schedule in the agreement. Inspect the units before you accept the keys: see our handover inspection guide.
Details: who acts, what you sign, what you receive, timing
- Who acts
- An architect or engineer issues the CCC; RumahHQ hands over; you inspect
- What you sign
- An acknowledgement of receipt of the keys, after inspection
- What you receive
- The keys to your units, cash paid on schedule, or both
- Estimated time
- According to the schedule in the agreement.
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Step 13 Defects period and after
Defects found after handover are repaired within the defects liability period; the period and how to report defects for the landowner's units can be included in the agreement. After the survey, each lot receives its own title and ownership is transferred to the buyers and to the owners of your units. Your homes can be lived in, rented out or passed on.
Details: who acts, what you sign, what you receive, timing
- Who acts
- RumahHQ repairs; you report
- What you sign
- Title transfer documents, where relevant, with advice from your lawyer
- What you receive
- Separate titles for your units
- Estimated time
- Depends on the land office.
What you sign, what you keep
The most common fear is "no house, and the land charged to a bank". This table shows where each key document stands.
| Item | Where it stands | What can be included in the agreement |
|---|---|---|
| Original title (issue document of title) | Stays with you | How the original title is kept, for example by a lawyer as stakeholder. If any original document is handed over, ask for a written acknowledgement of receipt. |
| Ownership of the land | Stays with you | The land stays in your name until planning approval is obtained, or another stage agreed in writing. |
| Letter of intent (term sheet) | Signed, non-binding | The main terms, in writing, to review before the agreement. |
| JV agreement | Signed, with advice from your own lawyer | Your share, the timetable, the final date, how the agreement ends and the protections on this page. |
| Limited power of attorney | Signed if agreed, with advice from your own lawyer | Its scope is limited to named tasks, such as signing approval applications, and it is revoked if the agreement ends. |
| General or irrevocable power of attorney | Do not sign without your own lawyer's advice | Limits on the scope of any power of attorney. |
| A charge over the land | Do not sign without your own lawyer's advice | The land is not charged except with your written consent and on agreed terms. |
| Caveat | May be entered by the developer after the agreement | The caveat is withdrawn within a set period if the agreement ends. |
If approvals fail or run late
Approvals are not in our control or yours. What can be controlled is what is written in the agreement before you sign.
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Change of land use refused
What happens: The land keeps its original category. Sometimes an application can be amended and resubmitted; we discuss that option with you.
What can be included in the agreement: A period to reapply. If there is no approval within that period, the agreement ends, the land returns to you in full, the power of attorney is revoked and the caveat is withdrawn.
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Plans not approved
What happens: The local authority may refuse the plans or ask for changes, for example if the zoning does not match the Local Plan.
What can be included in the agreement: A period to amend and resubmit the plans, and the right to end the agreement with the land returned to you in full.
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The final date passes
What happens: Approvals have not been obtained within the agreed period.
What can be included in the agreement: The agreement ends, the land returns to you in full, the power of attorney is revoked, the caveat is withdrawn and original documents are returned.
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Sales do not reach the target before construction
What happens: The project is not launched and construction does not start while demand is not yet proven.
What can be included in the agreement: A period to reach the target and, if it is not reached by the final date, the right to end the agreement with the land returned to you in full.
Who bears the cost of applications already made can also be included in the agreement.
After signing: you are not left on your own
A JV is a relationship of several years. This is what you can expect, and what can be included in the agreement:
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Monthly progress reports: the status of approvals, sales and construction.
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Regular site photos: real photos from the site, not drawings.
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The right to visit the site: you and your family can see the progress yourselves.
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One place to ask: reach us on WhatsApp or at our office in Klang.
How often reports are sent and what they contain is set in the agreement. See how we record site progress.
An honest note: Rumah Selangorku
In Selangor, the Rumah Selangorku 3.0 policy (in force since 3 January 2023) can require part of a project's homes to be sold as price-controlled affordable homes. Whether it applies depends on the zone and the size of the site: according to replies in the Selangor State Assembly, in urban zones it can apply even to small sites, while in rural zones it applies only to projects above 5 acres. We check this in the preliminary report, because it changes what can be built, and we tell you before any proposal.
Common questions about the JV process
How long does the whole process take?
There is no single figure, because the main approvals are decided by the land office, the State Executive Council and the local authority. Where an official figure exists we show it as an estimate, for example about 21 working weeks for a change of land use according to PTG Selangor. A detailed timeline for your land is given in the JV proposal.
Do I have to hand the original title to the developer?
We do not ask for the original title before the agreement. How it is kept afterwards, for example by a lawyer as stakeholder, can be included in the agreement. If you hand over any original document, ask for a written acknowledgement of receipt.
The developer wants a power of attorney. Is that safe?
A power of attorney lets the developer sign certain documents, such as approval applications, on your behalf. Its scope can be limited to named tasks, and its revocation if the agreement ends can be included in the agreement. Ask your own lawyer to read it before you sign.
Can the developer charge our land to a bank?
Not without your agreement. A clause that the land is not charged except with your written consent and on agreed terms can be included in the agreement.
If the project does not go ahead, does the land come back to us?
A final date can be included in the agreement: if approvals are not obtained in time, the agreement ends and the land returns to you in full, with the power of attorney revoked and the caveat withdrawn.
Are the landowner's units finished first or last?
Priority for the landowner's units in the first phase can be included in the agreement, together with the unit type, specification and handover inspection.
Can I use my own lawyer?
Yes, and we encourage it. Appoint your own lawyer to review the letter of intent and the JV agreement before you sign.
Do I have to pay real property gains tax before I receive anything?
Tax depends on the structure of the JV and your circumstances, and it is outside what we can advise on. Speak to a tax adviser or LHDN before you sign.
Start with a free report
Send us the location and size of your land. No fee, no obligation.
Read next
Sources
(13)
- PTG Selangor, Change of land-use condition application, NLC s.124 — read 2026-09-25
- PTG Selangor, Simultaneous subdivision and change of conditions, NLC s.124A — read 2026-09-25
- PTG Selangor, processing time for a change of conditions (about 21 working weeks) — read 2026-09-25
- National Land Code (Act 828), official AGC text: sections 124, 124A — read 2026-09-25
- JKPTG, Small estate FAQ (4 to 6 months without disputes) — read 2026-09-25
- MyGOV, Estate values and estate management agencies — read 2026-09-25
- Selangor State Assembly, Planning permission (kebenaran merancang) — read 2026-09-25
- Selangor State Assembly, Affordable homes (2025, session 1): Rumah Selangorku 3.0 — read 2026-09-25
- Selangor State Assembly, Building affordable homes (2024, session 3) — read 2026-09-25
- TEDUH portal, National Housing Department, KPKT — read 2026-09-25
- Khazanah Research Institute, Abandoned Housing: An Unfinished Dream (2024) — read 2026-09-25
- CCC Frequently Asked Questions, IPM — read 2026-09-25
- LHDN, Real property gains tax (RPGT) — read 2026-09-25
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