CCC Meaning: What Is a Certificate of Completion and Compliance? A Factory Buyer's Guide
CCC meaning: the Certificate of Completion and Compliance, issued by the architect or engineer since 12 April 2007. How it differs from the old CF, what Forms G1 to G21 cover, how to check a factory's CCC status with the council, and what a missing CCC means for buyers and tenants.
Key Takeaways
CCC meaning: a Certificate of Completion and Compliance (Perakuan Siap dan Pematuhan) certifies that a building was completed to its approved plans and is safe and fit to occupy. Only the Principal Submitting Person, the architect or engineer who submitted the plans, issues it (JKT, KPKT). It replaced the council's Certificate of Fitness (CF) from 12 April 2007.
- CCC stands for Certificate of Completion and Compliance. It confirms a building was built to its approved plans and is safe and fit to occupy.
- The CCC system started on 12 April 2007 and replaced the Certificate of Fitness for Occupation (CF or CFO). Buildings approved before then usually have a CF instead.
- The CCC is signed by the Principal Submitting Person (PSP), the architect or engineer who submitted the plans, not by the council. It rests on 21 stage certificates, Forms G1 to G21, eight of which need a clearance letter from an agency such as Bomba, DOSH or TNB.
- Occupying a building that has no CCC is an offence carrying a fine of up to RM250,000, up to 10 years' jail, or both, under section 70(27) of the Street, Drainage and Building Act 1974.
- A missing CCC on a factory often means unapproved extensions or, in Selangor, an unauthorised factory (KTK) on agricultural land. Banks and buyers treat it as a serious red flag.
CCC in one box
- Full name: Certificate of Completion and Compliance (Malay: Perakuan Siap dan Pematuhan)
- In force since: 12 April 2007 (The Sun, via HBA)
- Issued by: the Principal Submitting Person, a professional architect, professional engineer or registered building draughtsman (Board of Architects Malaysia); not the local council
- Forms: Form F (CCC), Form F1 (partial CCC), Forms G1 to G21 (stage certificates), all under by-law 25 of the Uniform Building By-Laws 1984
- Copies go to: the local council and the Board of Architects (LAM) or Board of Engineers (BEM)
- Before 2007: Certificate of Fitness for Occupation (CF or CFO), issued by the council
- Law: Street, Drainage and Building Act 1974 (Act 133), section 70, and the Uniform Building By-Laws
This guide is general information for factory buyers, owners and tenants. It is not legal advice; ask a lawyer about your own transaction.
What Is a CCC?
When you buy a factory, the CCC or the older CF is your proof that the building you are paying for is the building that was approved. The Street, Drainage and Building Act 1974 says no CCC may be issued except by a principal submitting person, and that before issuing it the PSP must supervise the construction, make sure the building was completed to the approved plans and the council's technical conditions, and make sure it is safe and fit for occupation (section 70(20) and (21), Act 133, Part V text).
The change in 2007 moved the final sign-off from the council to the professionals. As The Star reported in May 2007, the CCC took over from the CFO to speed up delivery of buildings, while projects whose plans were approved before the change still received CFOs. The Local Government Department describes the system as self certification and self regulation by the PSP, with the council acting as the check and balance (JKT CCC FAQ). The council still approves the building plans, can inspect during construction, can tell the PSP in writing to withhold the CCC until a breach is fixed (section 70(23)), and can carry out the rectification itself at the owner's cost.
CCC meaning in Malay, and the other "CCC"
In Malay the CCC is the Perakuan Siap dan Pematuhan, and the Form F printed by the Board of Architects carries that heading. If you searched "CCC certification" for a product such as a power adapter, that is China Compulsory Certification, a Chinese product safety mark, and it has nothing to do with buildings. In Malaysian property, CCC always means the building certificate described here.
How the CCC is built up: Forms G1 to G21
The CCC does not stand alone. Each stage of the building is certified on one of 21 Forms G, signed by the PSP and the relevant contractors and consultants. The PSP then deposits the Form F and Forms G1 to G21 with the local council, often through its One Stop Centre (example: Kulim council's CCC procedure), and with the professional board. For a buyer, this matters because the council and the board should both hold copies, which is how you can check a CCC you are shown.
According to the Local Government Department, only eight of the 21 Forms G need a letter of confirmation or clearance from a technical agency (JKT CCC FAQ). The form titles below come from the Board of Architects' sample forms (LAM CCC form guide).
| Form | Stage certified | Agency letter needed |
|---|---|---|
| G1 | Earthworks | No |
| G2 | Setting out | No |
| G3 | Foundation | No |
| G4 | Structure | No |
| G5 | Internal water plumbing | No |
| G6 | Internal sanitary plumbing | No |
| G7 | Internal electrical | No |
| G8 | Fire fighting (passive) | Yes, Bomba |
| G9 | Fire fighting (active) | Yes, Bomba |
| G10 | Mechanical ventilation | No |
| G11 | Lift or escalator installation | Yes, DOSH |
| G12 | Building | No |
| G13 | External water supply | Yes, water authority |
| G14 | Sewerage reticulation | Yes, sewerage services |
| G15 | Sewerage treatment plant | Yes, sewerage services |
| G16 | Electricity supply | Yes, TNB |
| G17 | Roads and drains | Yes, council or JKR (deemed given if no reply within 14 days) |
| G18 | Street lighting | No |
| G19 | Main external drains | No |
| G20 | Telecommunications | No |
| G21 | Landscape | No |
For a factory, G8 and G9 (Bomba clearance for passive and active fire protection), G11 (lifts, goods lifts and escalators) and G16 (TNB supply) are the ones to look at closely: they show the fire systems and the power supply were signed off when the building was completed.
CCC vs CF vs CFO vs CPC
| Document | Full name | Who issues it | When it applies | What it means for a buyer |
|---|---|---|---|---|
| CCC (Form F) | Certificate of Completion and Compliance | Principal Submitting Person | Buildings approved under the post-12 April 2007 system | Building may be occupied; check it covers the whole building |
| Partial CCC (Form F1) | Partial Certificate of Completion and Compliance | Principal Submitting Person | A demarcated part completed ahead of the rest | Covers only that part; ask what remains uncertified |
| CF / CFO | Certificate of Fitness for Occupation | Local council | Buildings approved under the old system, mostly before 2007 | Equivalent proof for older factories; additions built later need their own approval |
| CPC | Certificate of Practical Completion | Architect, under the building contract | Contract milestone between owner and contractor | Not an occupation certificate; does not replace a CCC |
"CF" and "CFO" are the same document. Older title files and bank forms often write CF.
Is the CF still issued today?
Only in transitional cases. Under the 2007 amendment (Act A1286), projects that were already on the CFO system when the CCC came in could still finish under it: the architect submits Form E, and the council must issue the CFO within 14 days or it is treated as issued (JKT CCC FAQ). A factory built in recent years should therefore hold a CCC, not a CF.
How to Check a Factory's CCC Status Before You Buy
- Ask for the documents. A copy of the CCC (Form F) or the old CF, plus the approved building plans and, for later extensions, the approved amendment plans.
- Check the details. The address and lot number, the description of the building, the approved plan reference and date, the serial number, and the PSP's name and registration number should match the property you are buying.
- Check the PSP is registered. Search the professional's name on the Board of Architects Malaysia or Board of Engineers Malaysia online register.
- Confirm with the council. Write to the building department or One Stop Centre of the council (for example MBDK in Klang, MBSA in Shah Alam, MBSJ in Subang Jaya and Puchong, MBPJ in Petaling Jaya) and ask whether the CCC and Forms G1 to G21 were deposited for that lot, or whether a CF was issued.
- Walk the building with the plans. Compare the factory on site with the approved plans: mezzanines, extra bays, canopies over the yard, enclosed side lanes and roof-height changes are the usual unapproved additions.
- Put it in the SPA. Ask your lawyer to make delivery of the CCC or CF, and the seller's warranty that there are no unapproved structures, conditions of the sale.
A CCC that is genuine but covers a smaller building than the one you are buying is common with older factories. The certificate is still valid, but the additions are not covered by it.
Can a CCC be cancelled once it is issued?
No. The Local Government Department says that under the current law a CCC that has been issued cannot be withdrawn, and the council must accept it as legally valid, even if the procedure behind it was wrong. Where a certificate was false or the building did not comply, the council can act against the PSP under Act 133 and refer the case to LAM or BEM, and a disputed CCC can be taken to court (JKT CCC FAQ). For a buyer this cuts both ways: a genuine CCC is solid, but it only covers what was built at the time.
What a Missing CCC Means
| Situation | What it usually means | What to do |
|---|---|---|
| Factory built before 2007, has a CF | Normal for older stock | Get a copy of the CF; check later additions were approved |
| CCC lost by the owner | Paperwork problem | Ask the council for a certified copy of the deposited CCC |
| Building extended without approval | Extensions are not covered | Get the extension regularised with amended plans, or price in demolition |
| No approved building plans at all | Building was never approved | Treat as unapproved; most banks will not lend |
| Agricultural land or no planning permission | In Selangor, an unauthorised factory (KTK) | Check status under the state programme before any offer |
Why many older factories only have a CF, or nothing at all
Many industrial estates in the Klang Valley were built in the 1980s and 1990s, when the council issued a CF. An older factory offered for sale today naturally holds a CF rather than a CCC, and that is normal. The cases to watch are these:
- The original building has a CF, but it kept growing. Owners add a canopy over the front yard, a mezzanine inside, or enclose the side lane as a store. If no amended plans were submitted to the council, those additions are outside the CF.
- The building was never approved. Common on agricultural or private lots where the owner simply built and moved in. With no approved plans, there can be no CCC or CF.
- Only a partial CCC was issued. In a phased industrial park, some units may hold only a partial CCC (Form F1) while other parts are still waiting.
- The documents were lost. After several changes of owner, the original may be gone. You can ask the council for a certified copy of the deposited document; this is the smallest problem of the four.
The KTK link
In Selangor, many factories without CCC sit on land still categorised as agriculture or were built without planning permission. These are unauthorised factories (kilang tanpa kebenaran, KTK). In a July 2025 written answer, the state said its cleaned-up data to October 2024 showed 5,352 titles or state land lots with 6,690 KTK factories, including 614 factories in MBDK's area of Klang district and 592 in MBSA's part of Klang district. Under the state's programme, owners had to apply to regularise by 31 December 2025, or within 12 months of receiving a Notice 7A, or face forfeiture action; 31 December 2027 is when the programme itself ends, not an application deadline (DUN Selangor). The same answer lists an incentive that lets development charges be paid in instalments until the CCC is issued. The risk passes to the buyer with the land. Read our Selangor KTK programme guide, and for the conversion route, our guide to industrial land conversion. For how Selangor plans to speed up factory approvals, see Speed Selangor 2.0.
The legal risk
Under section 70(27)(f) of Act 133, anyone who occupies or permits the occupation of a building or part of it without a CCC is liable on conviction to a fine of up to RM250,000, up to ten years' imprisonment, or both. Building or deviating from approved plans without the council's written permission is a separate offence under section 70(13), with a fine of up to RM50,000, up to three years' imprisonment, or both, plus RM1,000 a day while it continues after conviction (Act 133, Part V text; penalties also summarised by MBSP). Check the current text with your lawyer, as the Act has been amended over the years.
What the Seller Says, and How to Respond
| What the seller says | What may really be going on | What you should do |
|---|---|---|
| "The CCC is in process, it will come soon" | Breaches may still be outstanding, or nothing was submitted | Ask to see the submitted documents and the council's reply, and make the CCC a condition of completion |
| "All factories here are like this, banks still lend" | Each bank and valuer applies its own standard | Get a formal bank valuation and loan offer before you sign |
| "The council knows about the extension, nobody bothers" | No enforcement is not the same as approval | Ask for the approved amendment plans; if there are none, price in regularisation or demolition |
| "Previous buyers never asked about this" | They may have paid cash or accepted the risk | Check each item on the list; do not take on a risk because others did |
| "The title says agriculture, but the state will approve" | It may involve KTK regularisation with uncertain outcome and cost | Check the lot's application status and conditions under the KTK programme first |
Do Tenants Need to Check the CCC Too?
Yes. You do not own the building, but you are the one occupying it, and section 70(27) covers anyone who occupies a building without a CCC as well as anyone who permits it. When you apply for a business licence, a fire certificate or an environmental approval, you may also be asked about the building's approval status. Before signing the tenancy, ask the landlord for a copy of the CCC or CF, and write into the agreement what the landlord must do if you cannot operate because the building is not properly approved.
This matters even more if you plan a long lease or may buy the unit later: a building with incomplete papers will hit the same wall at the bank valuation when you try to buy it.
How a CCC Affects Financing, Insurance and Resale
- Financing. Banks lend against a panel valuer's report, and valuers ask for the CCC or CF and approved plans of a completed building. Without them, expect a lower value for the unapproved parts, a smaller loan or a rejection. Ask the bank before signing. Our industrial property loan guide covers margins and tenure.
- Valuation. Unapproved floor area is often excluded or discounted in a valuation. See how factories are valued.
- Insurance. A fire or property policy can be questioned if the premises breach building law. Ask your insurer in writing whether the absence of a CCC or the unapproved extension affects cover.
- Operating licences. Before you apply for a business premises licence or a Bomba fire certificate, ask the council and Bomba whether the building's approval status will be checked, so a missing CCC does not hold up your move-in.
- Structural inspections later. Section 85A of Act 133 lets the council issue a notice requiring the owner to carry out periodic structural inspections once 10 years have passed since the CCC was issued (JKT CCC FAQ). Ask the seller whether any such notice has been received.
- Resale. The next buyer's bank will ask the same questions. If you are selling, sorting out the CCC first widens your buyer pool. Our sell your factory page explains what buyers ask for.
CCC Clauses to Put in the SPA
A verbal promise is not enough. When you go through the SPA with your lawyer, consider these kinds of terms:
- Document delivery. The seller must hand over a copy of the CCC or CF and the approved building plans by a set date; if not, the buyer may terminate and get the full deposit back.
- Unapproved structures warranty. The seller warrants there are no unapproved structures, or lists the known ones and states who regularises or demolishes them and who pays.
- Loan condition. If the bank refuses the loan, or offers less than an agreed percentage, because of the CCC or approval status, the buyer may terminate and recover the deposit.
- Council search period. The buyer or the buyer's lawyer gets time to check the council's deposited records for the lot, with the right to renegotiate or withdraw if they do not match.
How these are worded is for your lawyer to decide. The principle is simple: whatever the seller says is "no problem" should be written into the contract as a warranty. For housing projects, the developers' law ties vacant possession to Form F, the full CCC (JKT CCC FAQ); for a factory, make delivery of the CCC an express term instead. To estimate the legal fees and stamp duty on the purchase, use our legal fees and stamp duty calculator.
CCC Checklist for Factory Buyers
- Copy of CCC (Form F) or CF obtained, matching address and lot number
- If Form F1 (partial CCC), the uncovered parts identified
- PSP name and registration checked on the professional board's register
- Council confirmed the CCC and Forms G1 to G21 were deposited, or the CF was issued
- Bomba (G8, G9) and TNB (G16) stage certificates seen for the factory
- Approved building plans compared with the building on site
- Extensions, mezzanines and canopies covered by approved amendment plans
- Land category and planning permission checked (KTK risk in Selangor)
- Bank and panel valuer confirmed they accept the documents
- SPA makes CCC or CF delivery, and no unapproved structures, a condition
For the full purchase process, deposit and cost table, read how to buy a factory in Malaysia, and for the cost side, our guide to SPA legal fees and stamp duty. Browse factories for sale in Port Klang or factories for rent in Port Klang.
Buying a cluster or stratified factory? Read our strata title vs individual title guide for factories first: master title, loans, renovation approvals and resale differ.
Fire safety is one of the most common deal-breakers: our fire certificate guide for factories and warehouses explains which premises need a Bomba FC, renewal and what to check before you sign.
For the full sequence of permits, from land use to the operating licence, see our factory approvals map for Malaysia.
Frequently Asked Questions
What does CCC stand for in Malaysia?
CCC stands for Certificate of Completion and Compliance, or Perakuan Siap dan Pematuhan in Malay. It certifies that a building was completed to its approved plans and is safe and fit for occupation. It has applied since 12 April 2007 in Peninsular Malaysia.
Who issues the CCC, the council or the architect?
The Principal Submitting Person issues it: the professional architect, professional engineer or registered building draughtsman who submitted the building plans. The council does not issue the CCC, but it approves the plans, receives copies of the CCC and Forms G1 to G21, and can direct the PSP to withhold the CCC until a breach is fixed.
What is the difference between CCC and CF?
The CF (Certificate of Fitness for Occupation, also called CFO) was issued by the local council under the old system. The CCC replaced it from 12 April 2007 and is issued by the PSP. Both prove a building may be occupied, so an older factory with a valid CF is not a problem in itself.
Can I occupy a factory without a CCC?
No. Occupying or permitting the occupation of a building without a CCC is an offence under section 70(27) of the Street, Drainage and Building Act 1974, with a fine of up to RM250,000, up to ten years' jail, or both. Buildings that legitimately hold an old CF are a separate case.
What is a partial CCC?
A partial CCC is issued on Form F1 for a clearly demarcated part of a building that is completed ahead of the rest, with the council's conditions for health and safety. It covers only that part. If a factory has only a partial CCC, find out which parts are not covered and why.
How do I check if a factory's CCC is genuine?
Ask for a copy of Form F, check the PSP's registration with the Board of Architects or Board of Engineers, and ask the council's building department or One Stop Centre to confirm the CCC and Forms G1 to G21 were deposited for that lot. Then compare the building on site with the approved plans.
How do I check the CCC status of a building?
Ask the owner for Form F (or the old CF) and note the lot number, approved plan reference and the PSP's name. Then write to the building department or One Stop Centre of the local council and ask whether a CCC was deposited for that lot. Copies also go to the Board of Architects or Board of Engineers.
Can a CCC be cancelled or withdrawn?
Under the current law, a CCC that has been issued cannot be withdrawn, and the council must accept it. If the council finds a false certificate or non-compliance, it can act against the PSP and refer the case to the professional board, and a dispute over validity can go to court.
Is CCC certification for buildings the same as China Compulsory Certification?
No. China Compulsory Certification is a Chinese safety mark for products such as electrical goods. In Malaysian property, CCC means the Certificate of Completion and Compliance that allows a building to be occupied.
Can I get a bank loan for a factory without a CCC?
It is difficult. Banks rely on a panel valuer, who will ask for the CCC or CF and approved plans, and unapproved areas are often excluded from the value. Expect a smaller loan or a rejection, and ask the bank before you pay a deposit.
What should I do if the factory has extensions without approval?
Ask the seller to regularise them with amended plans before completion, or agree a price that covers demolition or regularisation. Put the condition in the SPA. Without that, the extension stays outside the CCC and the risk passes to you.
Does a tenant need to see the CCC before renting a factory?
Yes. Section 70(27) applies to anyone who occupies a building without a CCC, not only the owner. Ask the landlord for a copy of the CCC or CF and write into the tenancy what happens if you cannot operate because the building is not approved.
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