MCST

MANAGEMENT CORPORATION STRATA TITLE

MANAGING AGENT AGREEMENT

DATED 28 DAY OF AUGUST 2025

THE MANAGEMENT CORPORATION STRATA TITLE PLAN NO. [insert number]

building(s) known as [insert name of building]

registered office at [insert address];

[OR

THE SUBSIDIARY MANAGEMENT CORPORATION STRATA TITLE PLAN NO. [insert number] (UEN No. [insert number]

limited common property known as [insert name of limited common property (if any)]

registered office at [insert address];]

2. APPOINTMENT AND TERM

2.2 The appointment shall commence on [28 August 2025] until the conclusion of the next AGM (“Term”)

interim basis for a period of not more than three (3) months

3. MANAGING AGENT FEES

3.1 (a) Monthly Management Fee of Singapore Dollars [Five Thousand Five Hundred (S$[5,500]) (excluding GST)

payable on or before the fifteenth (15th) day of the following month

34. The duties, obligations and services of the Managing Agent under this Schedule 1 are limited to convening and attendance at the following:

one (1) Annual General Meeting and

ten (10) Council meetings

(b) The Management Fee which includes/excludes* the cost of the site staff deployed in the Estate as set out in Appendix 1, comprising basic salaries, employer’s CPF contribution, medical and welfare benefits and site staff annual wage supplement and performance bonuses. However, the [Management Corporation/Sub-MC] shall be entitled to pay additional bonuses to site staff if so desired through Managing Agent Fee for their exceptional performance.  

(d) The site staff shall be entitled to annual leave as well as other statutory benefits including but not limited to, reservist in-camp training, medical leave, maternity, paternity and childcare leave. Upon a request by the [Management Corporation/SubMC], the Managing Agent may provide replacement staff at a mutually agreed fee, but the Managing Agent is not obligated to do so. [Applicable to project on reimbursement basis] Replacement staff may be provided, if any of the Site Staff is absent due to annual leave as well as other statutory benefits including but not limited to, reservist incamp training, medical leave, maternity, paternity and childcare leave for three (3) consecutive working days and above. No relief staff shall be provided, if any of the Site Staff were capable of working remotely. [Applicable to project on lumpsum basis.]

(e) Additional site staff subject to such additional payment by the [Management Corporation/Sub-MC] at a mutually agreed rate.

3.3 If the [Management Corporation/Sub-MC] fails to make any payment due to the Managing Agent within fourteen (14) days of the due date for such payment, the Managing Agent may serve on the [Management Corporation/Sub-MC] written notice to pay in full such monies within fourteen (14) days. If after the abovementioned fourteen (14) days, the outstanding payment remains unpaid (whether in full or in part) by the [Management Corporation/Sub-MC] to the Managing Agent, the Managing Agent shall be entitled to charge the [Management Corporation/Sub-MC] interest on such outstanding payment at the rate of 10% per annum calculated on a daily basis from the due date of the outstanding payment.

Handover from the [Management Corporation/Sub-MC]’s previous managing agent

information on all approvals, decisions, resolutions, including house rules, by-laws, circulars, notifications and approvals

9. INDEMNITY BY MANAGING AGENT

Professional indemnity insurance for a cover of at least S$(1,000,000).

11. PERSONAL DATA

11.1 Comply with all applicable laws governing the collection, use and disclosure of personal data of individuals in accordance with the Personal Data Protection Act 2012.

SERVICES PROVIDED BY BESTAR MANAGING AGENT

Management, Administration, Operation and Maintenance

5. Keep the [Management Corporation/Sub-MC] informed on all matters regarding the maintenance and management of the Estate and any changes of regulations relating thereto and to make recommendations to the [Management Corporation/Sub-MC] for the management of the Estate.

6. To obtain quotes for insurance.

10. Liaise with contractors and relevant government authorities, etc.

11. Attend to all complaints, queries and suggestions made by SPs and/or tenants (relating to common property) and to maintain proper records of the complaints, etc.

12. Apply for all necessary government licences, certificates or approvals including statutory inspection certificates in respect of lifts, firefighting equipment, pumps, generators, etc.

14. Keep and maintain documents, records and architectural, structural and M&E drawings of the [Management Corporation/Sub-MC] upon taking over such documents from the developer or the previous managing agent. For the avoidance of doubt, the Managing Agent is not responsible to replace any such documents not handed over.

16. Arrange deployment of site staff.

17. Prepare, call, evaluate and administer various tenders for routine maintenance works, services and supplies and to advise on the selection of suitable contractors/specialists and to award such tenders on behalf of the [Management Corporation/Sub-MC] subject to the approval of the [Management Corporation/Sub-MC]. When necessary, Qualified Persons or Consultants may be appointed where such scope of work is beyond the Managing Agent’s expertise and the fees of these Qualified Persons or Consultants shall be borne by the [Management Corporation/Sub-MC].

18. Where major refurbishment, upgrading or repair works are carried out, separate fees shall be payable to the Managing Agent as project administration and such fees shall be charged separately.

29. Prepare and implement a preventive maintenance programme in the form of a maintenance work schedule subject to the approval of the [Management Corporation/Sub-MC].

30. Conduct regular inspections of the Estate. When required, carry out joint inspection of the Estate with [Management Corporation/Sub-MC]'s representatives and thereafter to prepare a report on the state of maintenance to be submitted to [Management Corporation/Sub-MC].

31. Supervise routine maintenance work and service contracts are carried out according to the terms and conditions of the contracts.

32. Supervise duties of maintenance staff, if any, in the direct employ of the Managing Agent and/or [Management Corporation/Sub-MC] are carried out.

33. The Managing Agent is authorised to arrange for minor or urgent repairs/replacements to Common Property costing not more than S$1,000.00 per item. Provided that in the event of emergencies necessitating immediate repair of any equipment or machinery in the Estate when written approval of the [Management Corporation/Sub-MC] cannot be obtained in time to prevent damage to the Estate, then the Managing Agent shall contact at least one Council member before proceeding in that event to incur expenditure without written approval, not exceeding S$5,000. The Managing Agent shall notify the [Management Corporation/Sub-MC] of the occurrence of such emergency promptly thereafter.

SITE STAFF

S/No.	Position	Number of Staff	Remarks
1
2
3
4
5

SERVICE LEVEL AGREEMENT

	Job, Task or Assignment	Standard of Performance
5.	To verify completion of works of contractors, service providers, etc. in accordance with contract/ quotation and invoice, prices, etc.	Not more than seven (7) days from the completion of the works
6.	To apply and pay for licences, permits, etc.	Applications must be made or renewed prior to expiry.
7.	Submission of review of the renewal of service contracts/ Insurance policies/ Licenses	Not less than three (3) months from date of expiry
12.	Communication with residents	Not more than three (3) working days for interim reply via the official platform

Secretarial

3. Assist the [Management Corporation/Sub-MC] to communicate the by-laws to the SPs and/or occupiers and make recommendations for improvements.

4. Issue circulars and notices to SP to comply with or remedy a breach of by-laws and regulations as directed by the [Management Corporation/Sub-MC].

7. Prepare and thereafter convene and conduct the AGM (if it falls within the Term) and EGM.

8. Arrange all Council meetings and record and circulate minutes of the meetings, whenever required. The frequency of such Council meetings shall be determined by the [Management Corporation/Sub-MC] subject to a limit of twelve (12) Council meetings per annum

9. Attend promptly to all correspondence, statutory notifications and enquiries on behalf of the [Management Corporation/Sub-MC].

10. Liaise with relevant government authorities, etc.

13. Maintain an updated strata roll.

SERVICE LEVEL AGREEMENT

	Job, Task or Assignment	Standard of Performance
1.	Send out notice For Council meeting	Not less than three (3) days before Council meeting
2.	Submission of draft minutes of Council Meeting	Not more than seven (7) days after the meeting
3.	Posting of approved draft minutes of Council Meeting	Not more than fourteen (14) days after the meeting
4.	Circulation of summary of resolutions passed at a general meeting to SPs	Not more than fourteen (14) days after the meeting
	Preparation of Payment to Service Providers	Not more than thirty (30) days from the completion of the works and invoicing from the provider. Where invoice is not received, accrual shall be made in financial report.
12.	Communication with residents	Not more than three (3) working days for interim reply via the official platform

Accounting and Finance

15. Liaise with lawyers of the [Management Corporation/Sub-MC] in the drafting and preparation of all legal contracts and agreement.

19. Charge, collect, demand and recover from subsidiary proprietors management fund and sinking fund contributions, interest and sums of money payable to the [Management Corporation/SubMC] from time to time. All billings shall be made periodically.

20. Manage all charges, expenses, disbursements and such other outgoings whatsoever from time to time payable and duly approved by the [Management Corporation/Sub-MC] for or on account of the Estate are duly paid and discharged.

21. Keep records and account of all monies collected and expended or outstanding or accruing in respect of the management and maintenance of the Estate and to allow such records and accounts for inspection at reasonable times.

22. Prepare monthly statement of accounts in respect of all monies collected and expended or outstanding or accruing and submit the statement together with records of the same to the [Management Corporation/Sub-MC]

23. Manage the petty cash account.

24. Liaise with auditors of the [Management Corporation/Sub-MC] to have the accounts audited yearly as required by the BMSMA and/or as directed by [Management Corporation/Sub-MC] and with the [Management Corporation/Sub-MC]'s solicitors for the recovery of all debts and monies due.

25. Liaise as directed by the [Management Corporation/Sub-MC], with the [Management Corporation/Sub-MC]'s solicitors for the recovery of all debts and monies due and owing to the [Management Corporation/Sub-MC]. The costs of legal fees in connection therewith are to be borne by the [Management Corporation/Sub-MC].

26. Verify the completion of jobs undertaken by contractors and to make recommendation for payment other than those undertaken by specialist contractors which are defined as those service providers that require licences and/or registration with government agencies and include but is not limited to the services such as lifts, fire protection works, M&E works, sanitary and plumbing works in which case, the certification shall be limited to documentation of their attendance, time of arrival and departure and copy of their service report submitted.

27. Assist the [Management Corporation/Sub-MC] to appoint relevant consultants in tax matters, if any, and liaise with the Inland Revenue Authority of Singapore on tax matters. The role of the Managing Agent is only to provide administrative support to the [Management Corporation/SubMC].

28. Attendance at court hearings will be subject to a separate charge.

10. Liaise with solicitors, auditors and relevant government authorities, etc.

21. The costs incurred by the Managing Agent on behalf of the [Management Corporation/SubMC] (excluded from the Managing Agent’s fees) as follows:

(a) Transport Claims

(i) For non-routine inspections by the Managing

Agent in the Estate during working hours No charge

(ii) For attendance to call outs and inspections by

the Managing Agent outside working hours S$50 per trip

(b) Photocopy charges S$0.50 per copy (white A4 one-sided printing)

(c) Computer printouts S$0.50 per copy

(d) Statement of accounts S$10 per strata lot or S$20 per month whichever is higher

(e) Stationary charges for standard items S$0.50 per envelope (DL size)

S$0.80 per envelope (C5 size)

S$1.00 per envelope (C4 size)

S$0.30 per self-adhesive mailing label S$2.00 per colour photograph printing

(f) Liaison with Tax Agent appointed by the

[Management Corporation/Sub-MC] to file Annual

Income tax to the Inland Revenue Department No charge

Annual income tax filing for [Management

Corporation/Sub-MC] by Managing Agent S$500 per filing

(g) Attendance at EGM of the [Management

Corporation/Sub-MC] and general meetings

convened for the purpose of collective sales S$500 per meeting

(An adjournment of the meeting to another day shall be charged again at the same rate as though it were another meeting).

Meetings

34. The duties, obligations and services of the Managing Agent under this Schedule 1 are limited to convening and attendance at the following:

one (1) Annual General Meeting and

ten (10) Council meetings

35. If the Managing Agent is required to provide services for any meetings that is not covered above, the Managing Agent shall be paid for each of such extra meeting the additional fee of S$500 per meeting, excluding GST.

36. In respect of general meetings convened for the purpose of collective sales by the [Management Corporation/Sub-MC], the Managing Agent shall be paid for each meeting the additional fee of S$800 per meeting, excluding GST.

(All fees and charges are shown in Singapore Dollars exclusive of prevailing GST.)

SCHEDULE 3

OPTIONAL AND ADDITIONAL SERVICES

The [Management Corporation/Sub-MC] may request the Managing Agent to provide the Additional and Optional Services indicated hereunder The Managing Agent will consider such request but is under no obligation to do so.

1. OPTIONAL SERVICES

1.1 The following services are excluded from the scope of works provided by the Managing Agent under this Agreement:

(a) Prepare, call and administer various contracts for addition and alteration works, retrofitting works, improvement and/or upgrading works, cyclical maintenance works such as repainting/redecoration, re-roofing, relaying of tiles, rewiring, replacement and upgrading of mechanical and electrical installations, etc.

(b) Due diligence searches on missing items (including but not limited to, missing vehicular transponders, remote controls) or forensic investigations on the management and sinking funds pertaining to the period prior to the taking over date by the Managing Agent.

1.2 The fee payable for such Optional Services as described above are as follows:

(a) Value of works above S$50,000 and less than S$200,000, the fee shall be 3% of the value of works or such other rate to be mutually agreed upon;

(b) Value of works between S$200,000 and less than S$500,000, the fee shall be 2.5 % of the value of works or such other rate to be mutually agreed upon; and

(c) Value of works more than S$500,000, the fee shall be 2% of the value of works or such other rate to be mutually agreed upon.

1.3 The fee payable for due diligence work shall be based on time-spent at S$150 per hour.

1.4 Such fees shall be payable on a monthly basis payable at the end of each calendar month.

2. ADDITIONAL SERVICES

2.1 Additional Services may be provided at the following fees:

(a) Attendance before strata title board, court of law or tribunal:

(i) Director – S$400 per hour or part thereof

(ii) Senior Manager – S$300 per hour or part thereof

(iii) Manager – S$200 per hour or part thereof

(iv) Executive – S$150 per hour or part thereof

(b) The prescribed fee for provision of information on behalf of the [Management Corporation/Sub-MC] under section 47(1)(c) of the BMSMA shall be paid to the Managing Agent.

2.2 All fees and charges exclude prevailing GST.

COSTS BY THE MANAGEMENT CORPORATION

The following costs and expenses are to be borne by the [Management Corporation/Sub-MC]:

1. Bills for water, electricity and other utilities.

2. Telecoms charges for telephones, broadband and telefaxes.

3. Premiums for fire, public liability, plate glass and other insurances as required by law or when directed by the [Management Corporation/Sub-MC] in respect of the Estate.

4. Fees or charges for all licences, certificates or approvals required by the LTSA and/or BMSMA.

5. Licensed electrical engineer's fee and other professional fees or charges for all tests, licenses, certificates or approvals as required by law and/or relevant bodies.

6. Maintenance, replacement and repair costs incurred in respect of all common areas, building areas, fittings and fixtures, architectural finishes, lifts, swimming pools, pump room, pumpsets, generator, electrical distribution system, water supply system, fire protection system, telecommunications or other centralised television systems and other mechanical and electrical plant and equipment and or equipment.

7. Redecoration or renovation to the Common Property.

8. All charges for cleaning, grass cutting, horticulture, security services, pest control and all other building maintenance costs.

9. All costs incurred in convening meetings for the [Management Corporation/Sub-MC] inclusive of hiring of chairs, tables, public address systems, refreshments, etc. including such additional arrangements as directed by the [Management Corporation/Sub-MC].

10. All costs incurred in preparing, calling and acceptance of quotations and tenders for maintenance works on the Estate.

11. Salary and other incidental costs of any additional site staff, if any, appointed with the [Management Corporation/Sub-MC]'s written consent, which are not borne by the Managing Agent under this Agreement. Costs for these additional on-site staff will be reimbursed fully by the [Management Corporation/Sub-MC].

12. The additional site staff related cost will include salary, CPF payable, provision for annual wage supplement, insurance, annual leave, other statutory benefits, administration cost, human resource recruitment, staff advertising cost and all other benefits payable in accordance to statutory requirements and regulatory guidelines from time to time.

13. All fees to external parties with the prior approval of the [Management Corporation/Sub-MC].

14. All legal costs and expenses.

15. The costs of tools, equipment, chemicals and material required by site staff.

16. The cost of consumable and non-consumable items such as stationery, letterheads, printed or photocopied forms and notices, official receipts, name cards, computer stationeries, computer hardware and software, purchase or rental of office equipment, postage, bins, bulbs, batteries, recorders, recording tapes, first-aid kits (including COVID-19 ART kits) and all other items necessary for the management and maintenance of the property and for the operation of the on-site management office.

17. All other costs, expenses, fees and charges including but not limited to taxes, telephone bills, professional fees and charges, specialist fees and charges, advertisement expenses, plans, drawings, etc. and are necessary for the maintenance and management of the property.

18. Rental of storage space for documents or equipment belonging to the [Management Corporation/Sub-MC].

19. GST, withholding tax (if any) or any taxes, duties or levies imposed by the government, statutory or tax authority on the amount of our fees or other charges, will be charged by us and become payable, at the rate prevailing at the date of our account.

20. Costs (initial and operating) for the provision of a management office, office equipment, facilities and materials for the management and maintenance of the Estate.

SERVICE LEVEL AGREEMENT

	Job, Task or Assignment	Standard of Performance
8.	Submission of monthly accounting reports	Not later than the end of the following month
9.	Submission of GST	Not more than thirty (30) days from last day of the submission quarter
10.	Submission of Accounts to auditor	Not more than thirty (30) days from financial year end
11.	Preparation of Payment to Service Providers	Not more than thirty (30) days from the completion of the works and invoicing from the provider. Where invoice is not received, accrual shall be made in financial report.

APPENDIX 2

SERVICE LEVEL AGREEMENT

	Job, Task or Assignment	Standard of Performance
1.	Send out notice For Council meeting	Not less than three (3) days before Council meeting
2.	Submission of draft minutes of Council Meeting	Not more than seven (7) days after the meeting
3.	Posting of approved draft minutes of Council Meeting	Not more than fourteen (14) days after the meeting
4.	Circulation of summary of resolutions passed at a general meeting to SPs	Not more than fourteen (14) days after the meeting
5.	To verify completion of works of contractors, service providers, etc. in accordance with contract/ quotation and invoice, prices, etc.	Not more than seven (7) days from the completion of the works
6.	To apply and pay for licences, permits, etc.	Applications must be made or renewed prior to expiry.
7.	Submission of review of the renewal of service contracts/ Insurance policies/ Licenses	Not less than three (3) months from date of expiry
8.	Submission of monthly accounting reports	Not later than the end of the following month
9.	Submission of GST	Not more than thirty (30) days from last day of the submission quarter
10.	Submission of Accounts to auditor	Not more than thirty (30) days from financial year end
11.	Preparation of Payment to Service Providers	Not more than thirty (30) days from the completion of the works and invoicing from the provider. Where invoice is not received, accrual shall be made in financial report.
12.	Communication with residents	Not more than three (3) working days for interim reply via the official platform