MCST, which stands for Management Corporation Strata Title, refers to the governing body of a condominium or association that has multiple owners and shared facilities. In Singapore, MCSTs are usually associated with private housing developments.
When a management company is hired to manage an estate, it is given a name: The Management Company – Strata Title Plan No. XXX, where “XXX” are serial numbers to identify the administrative bodies.
What is the function of an MCST?
The need for a governing body arises from the nature of private housing construction in Singapore. Many Singaporeans build their homes in complexes, such as condominiums, in which numerous owners share facilities.
These compounds usually have a swimming pool, communal park, gym, security, and other amenities. Of course, all of these public facilities need to be managed, maintained, and sometimes improved or expanded.
This is where the MCST comes in. Multiple property owners usually do not want to constantly manage everything themselves, but delegate tasks to a separate body, and that body is the MCST.
What exactly does an MCST do?
It is difficult to generalize what exactly the MCST does. The tasks usually range from the daily cleaning and repair of public facilities to maintaining the general health of a site (e.g. maintaining leaks, mold, pests) to managing its overall security. A good MCST could expand their roles to include community development or even property appreciation.
An MCST can differ from its competitors in terms of both service quality and scope of tasks. While some MCSTs try to do what is necessary, others take the initiative and fix problems before you even realize they were there. Of course, most MCSTs fall somewhere between these two extremes.
In the long run, a good MCST can mean a better life with lower management fees.
How is the MCST structured?
The MCST is typically formed when the property developer submits the Strata Title Plan of the development to the Chief Surveyor and the Strata Title application to the Registrar of Titles of the Singapore Land Authority (SLA).
The developer must also open a bank account under the name of the MCST and deposit and properly record all the money raised for the maintenance fund.
Thereafter, the developer must hold the first annual general meeting (AGM) within 13 months of the MCST’s statutes. During this meeting, the owners are given responsibility and control of condominium management.
The owners then jointly appoint a board of directors, which in turn appoints a management representative. The Managing Agent is the contact person who takes care of the entire day-to-day business and acts as a link between the MCST, the Management Council and thus the property owners. Read more about this on page 10 of this manual.
A comprehensive list of all MCSTs
The comprehensive list of all MCSTs can be found here. The list contains relevant information such as condominium information and contact details. Alternatively, you can search for the MCST information through BCA’s MCST inquiry using the condo name.
How do I find a new managing agent for the MCST?
First, look for managers with accreditations from organizations like the Association of Management Corporations in Singapore, the Singapore Institute of Surveyors and Valuers, and the Association of Property and Facility Managers. These organizations manage accreditation systems to ensure the quality, services and standards of the administrators.
Another option would be to go there to tour the various condos and see them for yourself. In all likelihood, all MCSTs will tell you beforehand that they will do an excellent job managing your estate.
However, to be better informed, we encourage you to look at the various condos and see how the management companies have been run.
Here is a checklist that you might want to follow
- Make a shortlist of the senior companies you think are good candidates.
- See what estates the management companies are currently managing and add them to a separate list. You can save time by using this website.
- Visit the property and take a close look at the facilities and public spaces.
- Finally – and this is crucial – talk to the residents and tenants. After all, it is the residents and tenants who see and experience the work of the MCSTs firsthand on a daily basis, and they are well placed to share the pros and cons about whether or not their property is being properly managed.
- You can also attend the annual general meetings. While this isn’t the most exciting exercise you can imagine, you are likely to hear a lot about the MCST and get in a good mood as the owners judge the MCST.
This article was first published in 99.co
