UDL3624 Land Law II Trimester 2, 2020/2021

Topic 5 Tenancies

Table of Contents
5.1 Definition of a Tenancy ......................................................................................... 1
5.1.1 ‘Tenancy’ and ‘Tenancy Exempt from Registration’ – ss 5, 213 and 223........... 1
5.2 Creation of a Tenancy ........................................................................................... 1
5.2.1 Indorsement of Tenancy ....................................................................................... 1
5.3 Types of Tenancy under NLC ............................................................................... 1
5.3.1 Fixed tenancy ....................................................................................................... 1
5.3.2 Periodical tenancy ................................................................................................ 1
5.3.3 Tenancy at will ..................................................................................................... 1
5.3.4 Tenancy at sufferance........................................................................................... 2
5.3.5 Tenancy with ‘estoppel’ ....................................................................................... 2
5.3.6 Tenancy coupled with equity ............................................................................... 2
5.4 Determination of Tenancies .................................................................................. 2

References:
1. Teo & Khaw, Chapter 6
2. Sihombing J, Chapter 15
3. Joshua, Chapter 8
4. Salleh Buang, Chapter 7
5. Ainul Jaria Maidin, Chapter 8

Prepared by Tay Eng Siang & Amir Nur Ikhwan bin Amernudin, FOL, MMU
UDL3622 Land Law II Trimester 2, 2020/2021

Topic 5 Tenancies

5.1 Definition of a Tenancy

 Meaning under NLC:

o “tenancy”: ss 213 & 223 – ‘tenancy exempt from registration’.
 Identify the differences between a lease and tenancy.
 Mere label of lease does not mean lease but is tenancy: Golden Court Hotel v
Pemegang Harta Malaysia [1995] 4 MLJ 708
 Three essential characteristics of a lease/tenancy:
 s 225(2) interpretation

5.1.1 ‘Tenancy’ and ‘Tenancy Exempt from Registration’ – ss 5, 213 and 223
 Q: any distinction between a ‘tenancy’ and a ‘tenancy exempt from registration’
under NLC: Tan Kiaw v Gan Chye Khoon [1983] 2 MLJ 109 FC
 Effect of a tenancy exempt from registration on third parties and chargees
o Hotel Ambassador Sdn. Bhd. v Seapower Sdn Bhd [1991] 1 MLJ 404
o Than Kok Leong v Low Kim Hai [1983] 1 MLJ 187

5.2 Creation of a Tenancy

5.2.1 Indorsement of Tenancy

 Orally or in writing: s 223(2)
 May be protected by way of an indorsement on the RDT: s 213(3)

 Q1: Whether a tenancy exempt from registration is binding on a subsequent

purchaser or a purchaser pursuant to an order for sale?
o Than Kok Leong v Low Kim Hai [1983] 1 MLJ 187
o Hotel Ambassador v Seapower Sdn. Bhd. [1991] 1 MLJ 404

 Issue 2: Can a tenant lodge a caveat as notice to the whole world?

o Luggage Distributors (M) Sdn. Bhd. v Tan Hor Teng [1995] MLJ 719

5.3 Types of Tenancy under NLC

5.3.1 Fixed tenancy

5.3.2 Periodical tenancy

5.3.3 Tenancy at will

Prepared by Tay Eng Siang & Amir Nur Ikhwan bin Amernudin, FOL, MMU 1
UDL3622 Land Law II Trimester 2, 2020/2021

Topic 5 Tenancies

5.3.4 Tenancy at sufferance

5.3.5 Tenancy with ‘estoppel’

 Wee Tiang Yap v Chan Chan Brothers [1986] 1 MLJ 47 FC
 Evidence Act 1950, s 116
 s 116 applies only where there is a legal tenancy or licence: Singma Sawmill Co
Sdn. Bhd. v Asian Holdings (Industrialised Building) Sdn. Bhd. [1980] 1 MLJ 21

5.3.6 Tenancy coupled with equity

 Devi v Francis [1969] 2 MLJ 169
 Three elements must exist: assurance, reliance and detriment: Holee Holdings (M)
Sdn. Bhd. v Chai Him & Ors [1997] 4 MLJ 601
 There must be an expectation created or encouraged by the landlord and reliance
by the other party on such promise or expectation: Lord Kingsdown in Ramsden v
Dyson (1866) LR 1 HL 129
 Read cases and articles:
o Ooi Ai Seng v Chan Lin Lam [1973] 2 MLJ 20 FC
o Devi v Francis [1969] 2 MLJ 169
o Mok Deng Chee v Yap See Hoi [1981] 2 MLJ 321 FC
o Siew Soon Wah v Yong Tong Hong [1973] 1 MLJ 133 PC
o – applicability of English equitable principles in land matters generally.
o Tan Sook Yee, “Devi v Francis – A Critique” [1970] 1 MLJ x
o Sivalingam, “Devi v Francis – A Reply” [1970] 1 MLJ xlvi.
 Effect to tenant on reliance, see above cases and Cheng Han Guan v Perumahan
Farlim [1993] 3 MLJ 352

5.4 Determination of Tenancies

 A tenancy is determined when:

o Expiry of duration: s 240(2);
o Surrender: s 239, by word of mouth or by a written instrument in any form
whatsoever (tenancy); application to cancel indorsement (tenancy exempt
from registration);
o Valid notice to quit is served;
o Recovery of possession;
o Order 89 RHC; SRA, ss 7 & 8;
o Trustees of Leong San Tong Khoo Kongsi (Penang) Registered and Ors v
Poh Swee Siang [1987] 2 MLJ 611
o Forfeitures: ss 234-238 NLC
o Lam Kee Ying Sdn. Bhd. v Lam Shes Tong & Anor [1974] 2 MLJ 83 PC;
[1973] 1 MLJ 203 FC

Prepared by Tay Eng Siang & Amir Nur Ikhwan bin Amernudin, FOL, MMU 2