DATED THIS -------- DAY OF --------

TENANCY AGREEMENT

BETWEEN ----------------------------------------------------------(IC No) (hereinafter called the Landlord) AND -----------------------------------------------------------(IC No) (hereinafter called the Tenant)

Tenancy Agreement

THIS TENANCY AGREEMENT is made on: DD/MM/YY BETWEEN: ---------------------------------------------------------------------------------- (NRIC NO) of (Home address) (hereinafter shall be referred as the Landlord) of the one part; AND: -------------------------------------------------------------- (NRIC (hereinafter shall be referred as the Tenant) of the other part; RECITALS: 1. WHEREAS the Landlord is the registered owner of a premise as stipulated in Part I of Schedule A (hereinafter referred to as the Demised Premise). 2. WHEREAS the Landlord has the full rights and title to grant this tenancy to the Tenant. 3. AND WHEREAS the Tenant is desirous of taking the aforesaid premise on rental on the terms and conditions hereafter appearing. NOW IT IS AGREED AS FOLLOWS: 1. USE OF DEMISED PREMISE (a) The Tenant shall use the Demised Premise only for the purpose as set out in Part II of Schedule A hereto. (b) The Tenant shall not in any manner use the Demised Premise for any other purposes whatsoever. 2. PERIOD OF RENTAL No) of (Home address)

Tenancy Agreement

Subject to the terms and conditions contained in this Agreement the Landlord lets and the Tenant takes the Demised Premise for a term as stipulated in Part III of Schedule A (hereinafter shall be referred as the Tenancy Term) commencing on the date as stipulated in Part IV of Schedule A (hereinafter shall be referred as the Commencement Date) and expiring on the date as stipulated in Part V of Schedule A (hereinafter shall be referred as the Expiry Date). 3. RENT (a) The Tenant shall pay the monthly rental at a rent as stipulated in Part VI of Schedule A (hereinafter shall be referred as the the Rent). (b) The Rent is payable monthly in advance, the first of which have been paid on the date as stipulated in Part VII of Schedule A, and subsequently, on or before the expiry of the 10th day of every successive month whether formally demanded or not. (c) The Rent will be paid in the following manner unless designated otherwise by the Landlord: i. ii. Cash equivalent to the Rent made payable to the Landlord. On-line Fund Transfer equivalent to the Rent to one of the Landlord accounts as stipulated in Part IX of Schedule A (hereinafter shall be referred collectively as the Account). iii. 4. Personal check equivalent to the Rent made payable to the Landlord.

DEPOSIT (a) The Tenant shall on or upon the execution of this Agreement pay the Deposit made up of the Rent Deposit as stipulated in Part VIII (a) of Schedule A equivalent to One (1) month rent as stipulated in Part VIII (b) of Schedule A (hereinafter referred to as the Deposit) by way of deposit as security for the due observance and performance of the covenants of the Tenant as contained herein. (b) The Deposit shall be refunded to the Tenant free of interest within Fourteen (14) working days from the expiry of the Tenancy Term or the sooner determination of the Tenancy via mutual agreement of both parties, provided always that the Landlord may at any time make such deductions there from as may be sufficient, whether by way of

Tenancy Agreement

compensation for any damages or otherwise which the Tenant may be liable for pursuant to the terms of this Agreement, and without prejudice to the right of the Landlord to any further sum for which the Tenant may be liable hereunder. (c) The Rent Deposit shall be maintained at all times during the Tenancy Term, and shall not be set-off or be treated as payment of or towards the account of the Rent and shall only be security to be applied by the Landlord in the event of breach or noncompliance by the Tenant of the terms and conditions herein. 5. POSSESSION Vacant possession of the Demised Premise will be deemed to have been delivered to the Tenant upon the commencement date. 6. TENANTS UNDERTAKINGS The Tenant undertakes with the Landlord as follows: (a) To Pay Rent Promptly To pay the Rent on a timely basis without any deductions whatsoever and in the event of any late payment of any Rent, the Tenant shall, without prejudice to the Landlords rights under the other provisions of this Agreement, pay late charge of Ringgit Malaysia Fifty only (RM50.00) plus Ringgit Malaysia Ten only (RM10) for each additional day until the full and final settlement of the outstanding amount. The total late charge for any one month will not exceed Ringgit Malaysia Two Hundred Only (RM200). (b) To Pay all Outgoings on Demised Premise To promptly pay all existing and future charges for the supply of water, electricity and any water-borne sewerage system charged by the competent authorities and payable in respect of the Demised Premise. A copy of all receipts for the preceding period must be given to the Landlord at the time due for payment of the Rent. (c) To Keep in Good Repair To keep in good and tenantable repair and conditions the doors, windows and all the interior of the Demised Premise, including the walls, ceiling, floor, all fixtures and fittings in the Demised Premise or appurtenant thereto, the pipes, sanitary and

Tenancy Agreement

electrical apparatus whether in the floor, ceiling, walls or any part thereof and all pipes and sanitary drain lines in the Demised Premise free from any obstruction throughout the Term (wear due to fair and reasonable use and damage by fire to be excepted save where the insurance moneys, if any, are rendered irrecoverable in consequence of or attributable to the act or default of the Tenant) PROVIDED that the Tenant shall take all reasonable measures and precautions to ensure that any damage, defect or dilapidation which has been or at any time shall be occasioned by fair wear and tear shall not give rise to or cause or contribute to any substantial injury to the Demised Premise. (d) Structural Alteration The Tenant shall in no manner make or permit to be made any structural alterations or partitions to the Demised Premise or any part thereof, without the prior written approval of the Landlord. All costs and expenses relating to the said structural alterations or partitions to the Demised Premise shall be borne by the Tenant. (e) Alteration to Electrical/Plumbing System The Tenant shall in no manner install any additional electrical points or additional plumbing connections on or to the Demised Premise without the prior written approval of the Landlord. The installation of such additional electrical points or additional plumbing connections duly approved by the Landlord shall, at the costs and expense of the Tenant, be carried out by a contractor nominated or approved by the Landlord. (f) No Nuisance To use the Demised Premise for the Tenants own occupation only and not to do or permit to be done upon the Demised Premise anything which in the opinion of the Landlord may at any time be or become a nuisance or annoyance to or in any way interfere with the quiet and comfort of the occupants of adjoining buildings or other adjoining occupiers or the neighbourhood and not to use the same for any illegal or immoral purpose.

(g) No Dangerous Materials

Tenancy Agreement

Not to keep or permit to be kept on the Demised Premise any materials of a dangerous or explosive nature or the keeping of which may contravene any local ordinance or regulations or bylaws or in respect of which an increased rate premium for any insurance is usually or may actually be required or the keeping of which may cause the fire policy (if any) in respect thereof to become null and void. (h) Not to Jeopardise Insurance Not to do or permit or suffer to be done anything by which the policy or policies of insurance (if any) of the Demised Premise against damage by fire may become void or voidable or by which the rate of premium thereon may be increased, and to repay the Landlord all sums paid by the Landlord by way of increased premiums and all expenses incurred by the Landlord in or about the renewal of any such policy or policies rendered necessary by a breach of this covenant. (i) The Landlords Right to View To permit the Landlord or its agents at all reasonable times to enter upon and examine the state and condition of the Demised Premise. (j) Yield Up Demised Premise On the Expiry Date or the sooner determination of the tenancy in this Agreement, the Tenant shall peaceably yield up to the Landlord the Demised Premise in substantially the same clean state and original condition as when it was delivered to the Tenant at the commencement of the tenancy. (k) Indemnity Notwithstanding anything contained in this Agreement, the Tenant hereby unconditionally and irrevocably agrees to indemnify and keep indemnified the Landlord, its employees, servants, agents and/or workmen in full on demand from all and any claims, actions, causes of actions, rights, suits, proceedings, damages, costs, charges, obligations, liabilities, judgments, orders and demands of whatsoever nature arising from any act, omission and/or neglect on the part of the Tenant, its agents, servants, independent contractors, customers, employees, invitees, visitors and/or licensees, whether in law or in equity and/or whether known or unknown.

Tenancy Agreement

7.

LANDLORDS DUTIES The Landlord hereby agrees with the Tenant as follows: (a) Rates To pay all rates, taxes, assessment and outgoings (except those to be paid by the Tenant under clause 6.(b)) which are or may be hereafter be imposed or become payable in respect of the Demised Premise. (b) Good Repair During the Term, to keep in good and substantial repair the exterior of the Demised Premise, particularly (but not exclusively) the roof and outside walls of the Demised Premise and all the electrical wiring, drains, water pipes, sanitary and water apparatus, unless any damage occasioned to same is caused by or attributable to the negligence or intent of the Tenant. (c) Insure At the Landlords discretion, to insure and keep the Demised Premise insured (but excluding the property, fixtures, fittings, goods, assets and chattels of the Tenant and his invitees) against loss or damage by fire during the Tenancy. All proceeds of insurance shall belong absolutely to the Landlord. (d) Removal of Fixtures of Tenant The Landlord shall, upon the expiry or sooner determination of the Tenancy, allow the Tenant to remove any partition, alteration, addition or fixture or fitting on the Demised Premise belonging to the Tenant, provided that the Tenant shall remove the same prior to vacating the Demised Premise. (e) Indemnity The Landlord agrees to indemnify and keep the Tenant indemnified against any death, loss or injury to person or damage to any Property, all demands, claims, actions, proceedings, prosecution whatsoever made upon or instituted against the Tenant suffered or incurred or sustained by the Tenant as a result of or arising from or attributable to or connected with any act, omission or negligence of the Landlord, its servants, agents, or the breach by the landlord of any of the provisions of this Tenancy.

Tenancy Agreement

8.

OTHER CONDITIONS The parties further expressly agree as follows: (a) Default by Tenant If: i. ii. The Rent or any part of it shall remain unpaid for Sixty (60) days after becoming payable (whether formally demanded or not); Any of the conditions or stipulations contained in this Agreement on the Tenants part to be performed or observed shall not be so performed or observed; or iii. The Tenant or any other person in whom for the time being bankrupt or enter into any composition with the Tenants creditors or suffer any distress or execution to be levied on the Tenants goods; (b) then and in any of such cases it shall be lawful for the Landlord at any time after the occurrence of such event to re-enter upon the Demised Premise, or any part of it in the name of the whole, and upon such re-entry, the tenancy created by this Agreement shall absolutely determine but without prejudice to any right of action accrued to the Landlord in respect of any antecedent breach of this Agreement by the Tenant. (c) In case the Demised Premise shall be destroyed or damaged, except for fair wear and tear, at the termination date or determination of this Agreement, the Landlord, shall be entitled to deduct the cost of repair of making good of demised premise from the deposits paid by the Tenant and should the repair cost is excessive from the deposits paid by the Tenant, the Tenant shall be liable to pay the excessive repair costs incurred by the Landlord in restoring the demised premise to its original condition. (d) Default by the Landlord In the event that the Landlord shall be in material breach of any terms of the Tenancy PROVIDED the Tenant shall not in breach of the Tenancy, the Tenant shall serve on the Landlord notice in writing requiring the Landlord to rectify such default within period of Thirty (30) days and if the breach shall not have been remedied within Thirty (30) days from the date of receipt by the Landlord the notice, the Tenant entitled at its option to:-

Tenancy Agreement

i.

make good of such breach and deduct from the rent and/or such other sum or sums due to the Landlord as may be necessary to make good and satisfy such damages and losses arising from the Landlords failure as hereinabove stipulated and/or take any legal action available to the Tenant to recover any such loss and damage PROVIDED THAT nothing herein shall be construed as imposing an obligation upon the Tenant to remedy such failure on behalf of the Landlord and shall be without prejudice to such other rights of the Tenant in respect of the Landlords breach; or

ii.

Terminate the Tenancy created by giving notice of such termination to the Landlord and claim for loss, damage, costs, expenses suffered and incurred by the Tenant as a result of the Landlords breach including the Tenants legal fees on a solicitor-client basis. Following such termination, the Landlord shall refund to the Tenant the Deposit.

9.

EARLY TERMINATION That nothing herein contained shall give either party the right of determining this Agreement before the expiry of the said term save and except as otherwise agreed by both parties in writing and notwithstanding any unilateral determination on the part of the Tenant the Landlord shall be entitled to forfeit the Deposit but without prejudice to the Landlords right of action against the Tenant for any and other sums payable by the Tenant and the same shall be recoverable as a debt due to the Landlord from the Tenant.

10.

HOLDING OVER In the event the Tenant holds over or does not deliver possession of the demised premise on the expiry of the period fixed in this Agreement or on the determination of the tenancy as provided above, the Tenant shall continue to be liable for payment of the rent proportionately for the period if the Tenant so remains in possession or deprive or prevents the Landlord from taking possession of the demised premise.

11.

OPTION TO RENEW

Tenancy Agreement

Subject to approval by the Landlord, if the Tenant wishes to extend the tenancy for a further period after the expiry of the Term at the rent as stipulated in Part X of Schedule A, the Tenant shall, at least 2 months before the Expiry Date, give a notice in writing to the Landlord of the Tenants intention to that effect. 12. SUBLETTING The Tenant shall not be entitled to sub let the demised premise or any part thereof to any other person except with the prior written consent of the Landlord. 13. INDULGENCE Any indulgence given by the Landlord shall not constitute a waiver or prejudice the Landlords rights in this Agreement conferred. 14. TIME Time wherever mentioned in this Agreement shall be of the essence of this Agreement. 15. NOTICE (a) Any notice requiring to be served hereunder shall be in writing and shall be sufficiently served on the Tenant if: i. ii. iii. iv. v. vi. delivered to the Tenant; forwarded to the Tenant by prepaid registered post; left at the Tenant's last known address; left at the Tenant's address as recorded by the National Registration Bureau; or left at the Demised Premise, and shall be sufficiently served on the Landlord if forwarded to the Landlord by prepaid registered post. (b) Any notice sent by prepaid registered post shall be deemed to have been served at the time of posting of the notice. 16. LAW The parties hereto agree that this Agreement shall be governed by the laws of Malaysia and agree to submit to the jurisdiction of the respective courts of the States of Malaya. 17. REMEDIES CUMULATIVE

Tenancy Agreement

10

The remedies provided herein are cumulative and are not exclusive of any other remedies provided by law and in equity. 18. SEVERABILITY Any term, condition, stipulation, provision, covenant, or undertaking contained in this Agreement which is illegal, prohibited or unenforceable in any jurisdiction shall, as to such jurisdiction, be ineffective to the extent of such illegality, prohibition or unenforceability without invalidating the remaining provisions and any such illegality, prohibition or unenforceability in any jurisdiction shall not invalidate or render illegal, void or unenforceable any such term, condition, stipulation, provision, covenant, or undertaking in any other jurisdiction. 19. COSTS Legal fees, charges and costs, including stamp duty, service tax and charges incurred in the preparation, completion and stamping to this Agreement shall be borne by the Tenant. DEFINITION In this Agreement, unless the context otherwise requires: (a) a reference to any legislation or legislative provision includes any statutory modification or re-enactment of, or legislative provision substituted for, and any subordinate legislation issued under, that legislation or legislative provision; (b) the singular includes the plural and vice versa; (c) a reference to an individual or person includes a corporation, partnership, joint venture, association, authority, trust, state or government and vice versa; (d) a reference to any gender includes all genders; (e) a reference to a recital, clause, schedule, annexure or exhibit is to a recital, clause, schedule, annexure, or exhibit of or to this Agreement; (f) a reference to any party to this Agreement, or any other document or arrangement, includes that party's heirs, executors, administrators, substitutes, successors and permitted assigns. IN WITNESS WHEREOF the parties hereto have hereunto set their hands the day and year first above written.

20.

Tenancy Agreement

11

Signed by the abovenamed Landlord in the presence of:-

) ) ) .. NAME : (NRIC NO : )

Signed by Tenant in the presence of:-

) ) ) .. NAME : (NRIC NO :)

Tenancy Agreement

12

SCHEDULE A
PART I II ITEM Description of the Demised Premise Use of The Demised Premise The Demised Premise shall only be used for own occupant purposes. Twelve (12) months commencing from the Commencement Date PARTICULARS

III

Tenancy Term

IV V

Commencement Date Expiry Date Rent Date of First Payment of Rent Deposits:(a) Rent Deposit (1 month) The Landlord Bank Account Rent for the Further Term (Second To be mutually agreed by both Term) parties

VI

VII

VIII

IX X