Do your homework before buying a sectional title property
Usually, the largest investment a person will make is their home; an investment into a dodgy property complex can quickly turn into a nightmare
Beware of purchasing a sectional title home before ensuring all checks and balances are in place.
The Limpopo buildings in Sophiatown are a good example of what can go catastrophically wrong with sectional title properties.
Due to mismanagement and a collapse of structures, such as a body corporate or board of trustees, unit owners are for all intents and purposes on their own.
The complex has for years been defaulting on their municipal accounts to the tune of R12m, and virtually no upkeep is done on the property, which now looks in a pitiful state.
This has resulted in a battle between unit (flat) owners who pay their monthly levies and municipal bills and those who either withhold payment due to mismanagement, or because they enjoy ‘living for free’.
The most significant effect of this is regular water and/ or electrical cuts by the city.
The current managing agents are Solver Properties who took over when the previous agents, who, when they resigned, left the accounts many millions in the red.
Solver themselves have now resigned with little notice leaving the future of the complex unclear.
It is impossible to give a comprehensive overview of the complex issues in this case, but for those unit owners who are up to date on their accounts and levies, life has become a nightmare.
Linky Beukes (51) is a nurse and bought a flat there in 2019. She says a bank granted her a bond and she looked forward to her new home.
It quickly became clear that the body corporate, trustees and managing agents were not working as they should, were not constituted, and the finances were irregular.
She spent a short time as a trustee herself but stepped down after she was threatened when they tried to get pre-paid electricity meters installed for each unit.
Non-paying members have gone to extraordinary lengths, she says, over several years to prevent the installation of pre-paid meters. “This is despite regular power and water cuts by the municipality due to non-payment.
“Anyone who speaks up is victimised and threatened. I am traumatised from the last few years and see no way out for me, there is nothing I can do to improve my situation.”
Her flat is now plagued by ‘wet walls’ from the leaking sewage and water pipes on the outside of her wall. “Solver, the managing agents, won’t do anything to help me even though the paint in my flat is bubbling from the wetness. I have a Department of Health official coming for an inspection because this flat is making me sick and I don’t have medical aid.”
Another unit owner said on condition of anonymity, “There are over 200 units with owners split into those who pay and those who don’t. I have been threatened before when I have spoken out about this and really worry I will be in danger if I am identified.
“I, and others, wanted to get pre-paid electricity meters but were outvoted by people who want to live for free.
“I am so angry as my asset is in danger because of how these buildings have been allowed to degrade and massive payments are due to the city. I am up to date on all my accounts and my investment of over 20 years is at stake.”
He says he believes ‘violence is coming’ soon if there is not some kind of resolution.
A third says, “We are paying R800 for levies a month plus an additional R250 for electricity. It is crazy. We never signed anything for the R250, it was just added. Look at the state of the buildings, there is nothing happening here.”
He has lived in the complex for five years and says it has never been painted and no maintenance is carried out despite being badly needed. “Our water and power are always being cut off too; it is a nightmare.”
The Northcliff Melville Times tried unsuccessfully to get comments from Solver on several issues. A response received with much background to the situation was forthcoming but ended with, “Please note that the information provided here is for insight purposes and not intended for publication. Our rights remain strictly reserved.”
Related article:
Hundreds of residents in Sophiatwon have been without water for several weeks
