12 Checks Before Buying or Leasing 购买或租赁前必须完成的12项检查
Answer first: a factory’s manufacturing licence does not automatically follow the property先说结论：制造执照不会自动随厂房转移
No. A buyer or tenant should never assume that an existing manufacturing licence is included merely because the factory, machinery or business is being sold or leased.
不能。买方或租户不应因为厂房、机器或业务一并出售或出租，就假设现有制造执照已经包括在交易内。
Section 7 of Malaysia’s Industrial Co-ordination Act 1975 states that a licence is not transferable from one manufacturer to another without the licensing officer’s prior approval.
马来西亚《1975年工业协调法令》第7条规定，未经执照主管官员事先批准，执照不得由一名制造商转让给另一人。
The Act nevertheless provides a formal transfer route: an application must be made in writing, and approval is required.
不过，该法令也保留正式转让途径：必须书面申请并取得批准。
The key question is not “Does this factory have a licence?”
真正的问题不是“这间厂有执照吗？”
It is: Which legal entity holds which approval, for which products, at which manufacturing place, subject to which conditions—and will that position remain valid after completion?
而是：哪一个法律实体持有哪些批准、可在什么制造地点生产哪些产品、受哪些条件约束，而且交易完成后这些条件是否仍然有效？
The same Act requires a separate licence for each place of manufacturing activity, restricts the manufacturer to products specified in the licence unless prior approval is obtained, and says a manufacturing licence does not replace compliance with other written laws.
同一法令要求每个制造地点分别取得执照；除非事先获批，制造商不得生产执照以外的产品；制造执照也不能取代其他成文法规定的合规义务。
This is a transaction-screening guide, not a substitute for project-specific advice from MIDA, legal counsel, the local authority or technical regulators.
本文是交易筛选指南，不能取代MIDA、律师、地方政府或技术监管机构针对具体项目提供的意见。
1. Start with the transaction structure—not the building 先确认交易结构，而不是只看厂房
A share sale, asset purchase and tenancy produce different licensing questions.
股权收购、资产收购与新租赁会产生不同的执照问题。
In a share sale, the licensed company may remain the same legal person, but changes to licence conditions, products, capacity, site or control still need to be checked.
股权收购中，持证公司可能仍是同一法律实体，但仍须核实执照条件、产品、产能、地点或控制权变动是否需要处理。
In an asset purchase or new tenancy, the incoming operator is usually a different entity; the seller’s or former tenant’s licence is not evidence that the new operator may begin manufacturing.
资产收购或新租赁中，新营运者通常是不同实体；卖方或旧租户的执照不能证明新营运者可立即开始生产。
2. Apply the RM2.5 million or 75-worker threshold to the incoming operator 以新营运者的数据测试RM250万或75名员工门槛
MIDA states that a manufacturing company with shareholders’ funds of RM2.5 million or more, or 75 or more full-time paid employees, must apply for a manufacturing licence under the Industrial Co-ordination Act.
MIDA说明，在《工业协调法令》下，股东资金达到RM250万或以上，或拥有75名或以上全职受薪员工的制造公司，必须申请制造执照。
A company below both thresholds may apply for a confirmation letter of exemption through ICA10.
若公司同时低于两个门槛，可通过ICA10申请制造执照豁免确认函。
The test belongs to the manufacturing company, not to the market value, floor area or former occupier of the factory.
门槛针对制造公司，而不是厂房市值、建筑面积或旧营运者。
Do not use paid-up capital alone as a shortcut.
不要只以实缴资本作为快捷判断。
MIDA’s published definition of shareholders’ funds aggregates specified components, while its definition of full-time paid employees is also specific.
MIDA公布的“股东资金”定义包含若干指定组成部分，而“全职受薪员工”也有明确口径。
Build the calculation from the incoming entity’s accounts and payroll assumptions.
应使用新营运实体的财务资料与用工计划重新计算。
3. Confirm the exact licence holder 核对准确的持证主体
Obtain the full licence or exemption confirmation, not a cropped photo or a broker’s summary.
应取得完整执照或豁免确认函，而不是裁剪后的照片或经纪摘要。
Match the company name and registration number against SSM records, the sale and purchase agreement or tenancy, and the entity that will employ workers, purchase raw materials, invoice customers and operate the line.
把公司名称和注册编号与SSM记录、买卖协议或租约，以及实际雇员、采购原料、向客户开票及营运生产线的实体逐项核对。
4. Match the manufacturing place 核对制造地点
Section 4(2) of Act 156 allows one application to cover products made at one or more places, but requires a separate licence for each place of manufacturing activity.
Act 156第4(2)条允许同一申请涵盖在一个或多个地点制造的产品，但规定每个制造活动地点必须获得独立执照。
Confirm the licensed address and site particulars against the title, assessment account, approved building plans, CCC and actual occupied boundaries.
应把执照地址及场地资料与地契、门牌税账户、核准建筑图、CCC及实际占用边界核对。
A similar factory name in the same industrial park is not enough.
即使同一工业园内厂名相近，也不足以证明一致。
5. Match every product and process5. 核对每一种产品与工艺
Under section 7A, a manufacturer may not manufacture a product other than those specified in its licence without prior approval.
根据第7A条，未经事先批准，制造商不得生产执照列明以外的产品。
Compare the proposed product list, HS descriptions, process flow and by-products with the licence wording.
应把拟生产产品、HS描述、工艺流程及副产品与执照文字逐项比较。
“Electronic components,” for example, should not be treated as automatic approval for any downstream assembly, chemical treatment or recycling process.
例如，“电子零件”不应被视为自动涵盖任何下游组装、化学处理或回收工艺。
6. Recheck capacity, project cost and workforce 重新核实产能、项目成本与人力配置
The current business plan may differ materially from the former operator’s approved project.
新营运者的商业计划可能与旧营运者获批项目有重大差异。
Record installed and planned annual capacity, shifts, machinery value, full-time headcount and capital investment per employee.
应记录现有及计划年产能、班次、机器价值、全职人数与人均资本投资。
MIDA’s published manufacturing-licence guideline also states project criteria including CIPE, Malaysian workforce and either an MTS workforce ratio or value-added test; current applicability and any sector-specific relaxation should be confirmed for the actual application.
MIDA公布的制造执照指南还列明CIPE、马来西亚员工比例，以及管理／技术／监督人员比例或增值率等项目条件；实际申请时，应确认现行适用方式及任何行业特定宽免。
7. Identify the correct MIDA route before signing 签约前确认正确的MIDA办理路径
Possible routes include a new manufacturing licence, ICA10 exemption confirmation, an approved licence transfer, an expansion or diversification application, or a post-licensing amendment.
可能的办理路径包括新制造执照、ICA10豁免确认、获批执照转让、扩充／多元化申请，或执照获批后的变更。
MIDA states that companies needing amendments or changes to their manufacturing licence and its conditions may submit and track post-licensing applications through InvestMalaysia.
MIDA说明，需要修改制造执照及其条件的公司，可通过InvestMalaysia提交并跟进后续申请。
Do not let the contract use the vague phrase “subject to licence” without naming the required outcome, responsible party and deadline.
合同不应只写含糊的“以取得执照为准”，而应列明所需结果、责任方与期限。
8. Separate the manufacturing licence from property legality 把制造执照与物业合法性分开审
核Section 8 of Act 156 expressly says that issuing a manufacturing licence does not relieve the manufacturer from complying with other written laws.Act 156第8条明确指出，取得制造执照并不免除制造商遵守其他成文法的责任。
Therefore, a manufacturing licence does not prove that the land use, planning permission, building conversion, extension, mezzanine, fire layout, machinery foundation or employee accommodation is approved.
因此，制造执照不能证明土地用途、规划许可、建筑改造、扩建、夹层、消防布局、机器基础或员工宿舍已获批准。
9. Check machinery and regulated systems separately 单独核实机器与受监管系统
Even if machinery is included in the transaction, verify asset ownership, financing release, serial numbers, condition and whether any DOSH certificate, gas approval, electrical registration or environmental notification is equipment-, location- or operator-specific.
即使交易包含机器，也要核实资产所有权、融资解除、序列号、状况，以及任何DOSH合格证、燃气批准、电气登记或环境通知是否对应特定设备、地点或营运者。
A manufacturing licence is not a blanket certificate for boilers, pressure vessels, lifts, generators, LPG systems or scheduled-waste storage.
制造执照并不是锅炉、压力容器、升降机、发电机、LPG系统或受管制废料储存设施的综合许可证。
10. Protect the transaction with evidence-based conditions 以证据为基础设置交易先决条件
The agreement should state whether approval must be obtained before signing, completion, possession or production.
协议应说明批准必须在签约、成交、交付占用或投产之前取得。
It should allocate application costs, information duties, access for inspection, consequences of refusal, deposit treatment and a long-stop date.
同时应分配申请费用、资料提供义务、现场检查权限、申请被拒的后果、订金处理及最终截止日。
Avoid relying on a seller’s warranty that the factory is “fully licensed” without a schedule of documents.
不要只依赖卖方笼统保证厂房“执照齐全”，而没有文件清单。
11. Build a closing and handover file 建立成交与交接档案
Collect the approval letter, full licence and conditions, ICA10 confirmation if applicable, portal submission and decision records, correspondence, approved product and capacity schedule, licence fee evidence, recent compliance returns, site plans, authority approvals and a responsibility matrix.
应收集批准函、完整执照与条件、适用时的ICA10确认函、门户提交及决定记录、往来函件、核准产品与产能表、执照费证明、近期合规申报、场地图、主管机关批准及责任矩阵。
Keep originals and authenticated copies where required.
必要时保留正本或经认证副本。
12. Use a red-yellow-green decision rule采用红黄绿决策规则
Practical document request list实用文件索取清单
Full manufacturing licence and every condition, endorsement and amendment.
完整制造执照及所有条件、批注与变更。
ICA10 exemption confirmation, if relied upon.
如依赖豁免，提供ICA10豁免确认函。
SSM profile for the licence holder and incoming operator.
持证人与新营运者的SSM公司资料。
Approved products, annual capacity, process and manufacturing address.
核准产品、年产能、工艺及制造地址。
InvestMalaysia submissions, decisions and post-licensing correspondence.
InvestMalaysia提交记录、决定及执照后续往来。
Audited accounts and payroll basis for the statutory threshold test.
用于法定门槛测试的审计账目及薪酬口径。
Title, planning permission, approved building plans and CCC.
地契、规划许可、核准建筑图与CCC。
BOMBA, DOE, DOSH, utilities and sector-specific approvals.
BOMBA、DOE、DOSH、公用设施及行业批准。
Machinery asset schedule, serial numbers and financing releases.
机器资产清单、序列号与融资解除文件。
Draft contractual conditions precedent and handover responsibility matrix.
合同先决条件草案及交接责任矩阵。
Frequently Asked Questions常见问题
1. Does a manufacturing licence belong to the factory building? 制造执照属于厂房建筑吗？
No. 不属于。
It is a licence to a manufacturer for manufacturing activity, subject to the Act, the licensed place, products and conditions.
制造执照是在法令、制造地点、产品及条件约束下，授予制造商从事制造活动的许可。
Property ownership alone does not make the owner the licensed manufacturer.
仅拥有物业，并不会使业主成为持证制造商。
2. Can the licence be transferred to a buyer? 执照可以转让给买方吗？
Potentially, but not automatically.
有可能，但不会自动发生。
Section 7 requires the licensing officer’s prior approval and a written transfer application.
第7条要求取得主管官员事先批准，并书面申请转让。
The proper route must be confirmed for the transaction.
具体交易必须确认正确办理路径。
3. Is a share sale safer than an asset sale for licensing? 就执照而言，股权收购是否一定比资产收购安全？
Not automatically. 不一定。
The company may remain the licence holder, but licence conditions, control changes, products, capacity, site and unresolved breaches still require due diligence.
公司可能继续作为持证人，但执照条件、控制权变化、产品、产能、地点及未解决违规仍须尽调。
4. What if the new company is below RM2.5 million and 75 employees? 若新公司低于RM250万及75名员工门槛怎么办？
If it is below both thresholds, it may apply for MIDA’s ICA10 confirmation of exemption.
若同时低于两个门槛，可向MIDA申请ICA10豁免确认。
Do not treat “below threshold” as self-proving; retain the calculation and confirmation appropriate to the project.
不要把“低于门槛”视为无需证据；应保存计算及适用于项目的确认文件。
5. Does a licence approve a warehouse-to-factory conversion? 制造执照是否批准仓库改为厂房？
No. 不批准。
Planning, land, building and fire approvals remain separate.
规划、土地、建筑及消防批准仍然独立。
Act 156 itself preserves compliance with other written laws.
Act 156本身也明确保留遵守其他成文法的义务。
6. Can the incoming operator make a different product? 新营运者可以生产不同产品吗？
Not merely because the same machines or building can do so.
不能仅因为同一机器或建筑具备生产能力就开始。
Section 7A requires prior approval before manufacturing a product not specified in the licence.
第7A条要求，生产执照未列明的产品前必须先获批准。
7. When should licensing be checked in a property deal? 工业物业交易应在什么时候审核执照？
Before signing or paying a non-refundable deposit.
应在签约或支付不可退还订金之前审核。
If approval will follow, the agreement should contain precise conditions precedent, responsibilities, deadlines and exit rights.
若批准将在之后取得，协议应列明准确的先决条件、责任、期限与退出权。
8. Who should verify the position? 应由谁核实？
The incoming operator should obtain written, project-specific confirmation from MIDA and coordinate legal, planning, building, fire, environmental, occupational-safety and utility advisers as required.
新营运者应向MIDA取得针对项目的书面确认，并按需要协调法律、规划、建筑、消防、环境、职业安全及公用设施顾问。
Final takeaway最后结论
Treat a manufacturing licence as a regulated operating approval—not a fixture attached to the factory.
应把制造执照视为受监管的营运批准，而不是附着在厂房上的固定装置。
Before buying, leasing or taking over a Malaysian industrial facility, prove the holder, transaction route, threshold, products, capacity, manufacturing place and conditions, then verify every property and technical approval separately.
在购买、租赁或接管马来西亚工业设施之前，应证明持证人、交易路径、门槛、产品、产能、制造地点及条件，并分别核实每一项物业与技术批准。
That evidence chain is more valuable than the phrase “licensed factory.”
这条完整证据链，比 “有执照厂房” 这一宣传用语更有价值。