Buying a factory in Klang: a practical due-diligence checklist

CHECK 01Define the activity before judging the address

Prepare a short operating brief: what you produce or store, equipment, working hours, deliveries, waste streams and space for expansion. Ask your advisers and the relevant council what needs confirming for that activity at the exact premises. A listing category or the seller's previous business is not enough to answer your own operating questions.

MBDK publishes industrial-licensing documents and conditions. Use these as a starting point when it is the responsible authority, and confirm the current requirements for the site rather than assuming one checklist covers every property advertised as Klang.

Reference: MBDK: Licensing Department forms and industrial conditions

CHECK 02Identify exactly what is being sold

Give your solicitor the property address, lot and title details, seller information and documents supplied. Ask them to arrange the appropriate current title search and explain ownership, tenure, registered interests, restrictions and any consents relevant to your proposed purchase. Klang's Land and District Office describes official and private title-search services.

Compare the title, plans and physical site. Clarify whether the yard, access, extensions, fixtures and equipment shown during the viewing form part of the sale. Record mismatches for your solicitor, surveyor or building adviser to investigate; do not resolve them by relying on a photograph or an advertisement.

Reference: Klang Land and District Office: Services and title-search guidance

CHECK 03Test the building against your layout

Bring a layout showing production, storage, dispatch and offices. Measure working clear height, door openings and column spacing; distinguish usable floor area from advertised built-up and land areas. Ask a qualified engineer to assess the proposed machinery, rack loads and any alterations using the available structural information.

Inspect roof leaks, floor condition, drainage and past repairs. Request relevant building and completion documents for professional review. Keep a dated defect list with photos, estimated remedial work and unresolved questions, including any activity-specific environmental or fire-safety assessment.

CHECK 04Check access as a working route

Trace your largest vehicle from the approach road through the gate to loading and departure. Check turning, waiting, reversing and interaction with parked cars or neighbouring operations. Ask who controls any shared access and have the relevant rights checked with the property documents.

Test the route to the actual terminal, supplier or customer your business uses, at relevant working times. A Port Klang address alone does not establish port travel time. Include staff travel, visitor access and the space needed when two deliveries arrive together.

CHECK 05Separate existing supply from an upgrade proposal

Ask for available electricity-supply records and drawings, then have your electrical adviser compare them with your equipment's demand. Confirm what is installed and operational, what needs changing and who would apply and pay. Do the same for water, drainage and other services essential to your activity.

TNB explains that connection timing depends on the premises, load, location and relevant approvals. Obtain a property-specific assessment before relying on an advertised amp figure or promised upgrade date in your purchase and relocation plan.

Reference: TNB: Electricity Supply Application

CHECK 06Build a purchase and occupation budget

Separate the asking price from professional fees, applicable taxes and duties, financing, repairs, fit-out, service upgrades, relocation and ongoing occupation costs. Obtain current estimates from your solicitor, lender, accountant and contractors as appropriate. Mark each amount as quoted, estimated or unknown.

Ask your solicitor and lender to explain the proposed conditions, deadlines and dependencies before signing or paying. Align surveys, any approvals, agreed works, completion and equipment installation. Avoid assuming a standard financing percentage, approval period or investment return for every factory.

CHECK 07Reconfirm the shortlist before committing

Request a current confirmation of availability, asking price, occupancy and what will be handed over. If a property is occupied, have your solicitor examine the relevant arrangements. Ask who will resolve each outstanding issue and what evidence you will receive.

Keep one comparison sheet per property, with dates and a named follow-up contact. Confirm the essentials before treating a candidate as ready to buy. A catalogue record is a starting point for an enquiry, not confirmation that the property remains for sale.