• Featured Property

    Featured Property

  • Find a Property

    Find a Property

About us

Team Sectional Title covers sectional title in Cape Town South. Sectional title schemes appear most commonly in traditional residential homes in the form of flats, townhouses and apartments.

.

.
Find a complex
Find a complex

For a full list of apartments in Cape Town South click on the above image

Information
Information

Sectional title schemes appear most commonly in traditional residential homes in the form of flats, townhouses and apartments

Helpline
Helpline

Ask us and we will give you the correct answer from our Sectional Title specialists.

Wind, hot weather leads to decline in dam levels

From: City of Cape Town – 13 November 2017

Dam storage levels are at 36.8%, with useable water at 26.8%. Collective water usage is 582 million litres, therefore 82 million litres above the required level of 500 million litres per day.

Our dam levels have declined by 1% over the past week. This could be attributed to the high winds and hot weather which contributed to evaporation. We have managed to halve Cape Town’s water usage with the help of 51% of our water users who have put tremendous efforts into saving water. We will only get through this crisis together. To make this partnership work even more effectively, I appeal to all water users, especially the 49% who are not saving water yet, to join us all as we escalate efforts to beat this drought. Your help is vital and we need you to come on board with Team Cape Town.

This summer with the heat and wind, we can expect a steady decline going forward, so continued savings are a must. We need to do more to bring our usage down while at the same time pulling out all of the stops to ensure that we implement various projects for additional water supply to help see us through to winter 2018. Additional supply goes hand in hand with further savings.

We have looked at ways to fund a first phase of water supply projects by relooking at our spend across the City to see which non-water-related projects we can temporarily postpone while protecting funds for basic and emergency services. Internally, we have made some tough decisions and we will continue to do what is in the best interests of the people of Cape Town, no matter how difficult the challenge. We will partly be funding our first seven additional water projects with this saving and reprioritised money which comprises some R2 billion. The first phase projects earmarked for these funds are the desalination plants at Monwabisi, Strandfontein, the V&A Waterfront, and Cape Town Harbour; the Atlantis and Cape Flats Aquifer projects; and the Zandvliet water recycling project make up the first seven emergency water projects of this phase.

An online toolkit has been developed with various resources for all to use to help us to drive this message. Please see our website, www.capetown.gov.za, to access material that you may require. This toolkit will be updated regularly.

For information on how to meet the daily water usage requirement, residents should please visit the water restrictions page on the City’s website: www.capetown.gov.za/thinkwater and utilise our water calculator: http://bit.ly/ThinkWaterCalculatorCT

Residents can contact the City via email to water@capetown.gov.za for queries about the water pressure reduction, or to report contraventions of the water restrictions (evidence should be provided to assist the City’s enforcement efforts), or they can send an SMS to 31373.
This post is sponsored by Chas Everitt Cape Town South

 

Christmas Hampers for the Elderly in Need

“Our Mothers Our Fathers” – An odd name?  Well, most old people are someone’s mother or someone’s father, yet so many are alone with very little support.  Many of them are also simply too proud to ask for help and as a consequence the desperation of their circumstances is hidden.

OMOF was a name chosen to remind us all, that these senior citizens are entitled to dignity and compassion.  If you know of such a person who may need to be considered as a beneficiary of the OMOF initiative, rest assured the matter will be handled by Ann with great care and empathy.The OMOF Christmas hamper collection for the most deserving old and destitute people in the False Bay area has started!

You can really help make a difference to this special time of year and we are appealing for those who are prepared to donate to please do so early so we can get the hampers ready by the 10th of December but our volunteers will be delivering on Christmas Eve to make the hampers truly special.
We are also adding a wrapped GIFT inside each hamper to also make it just that much more special.

As usual, the Hamper Collection Progress Bars on our website have been reset to zero!

Thanking you in advance for your generosity.  To read more and view our progress bars (updated daily) Go to www.OMOF.co.za

Need an increased quota for your household drinking water consumption

To apply for special exemption from the water restrictions on conditions laid out in the water restrictions guidelines, please follow the process below:

* Exceptions are only made in special circumstances.
* Individual applications are evaluated on the merits of the case and require supporting documentation.
* Exemptions are applicable to businesses where water use is a core function of the business.

Step 1: Download and complete the Special Exemption from Water Restrictions Application Form in the document downloads section at the bottom of the page. You will need to provide a detailed motivation and supporting evidence along with your exemption application.

This link will give you the pdf form

Attach the following along with your application:

  • a certified copy of the applicant’s ID; and
  • evidence and/or documentation in support of the exemption application.

Step 2: Hand in your completed exemption application at any of the City’s Walk-in Centres or email it to water.restrictions@capetown.gov.za. Only special exemption applications must be emailed to this address.

Step 3: The City will review your application and supporting documents. Thereafter a City water inspector will conduct an inspection of your site.

Residents who have valid reasons for higher water consumption than the quota stipulated in the water restrictions (i.e. above 87 litres per person per day) need to submit a completed Application to Increase Current Quota of Water Supplied Affidavit Form to water@capetown.gov.za.This application form is for an increase in monthly household consumption only.

If you require exemption from other water restrictions, please apply using the Special Exemption from Water Restrictions Application Form and follow the process outlined on Council website 

Waterwise properties highlighted in marketing initiative

Chas Everitt Cape Town South is the first company in South Africa to highlight waterwise properties.
“This step recognises the substantial investment that many sellers have made in their properties with regard to water efficiency as well as independent water sourcing and storage solutions.

These efforts and investments can cost hundreds of thousands of Rands and a mere passing reference in the property description fails to draw sufficient attention to the investment which has gained enormous importance as the drought has become a crisis in our region.  This ‘waterwise’ marketing campaign further serves to raise the awareness of the water situation in our region.  We are encouraging other real estate businesses to embrace the idea and follow our lead and use the waterwise logo in their marketing.

Sellers and buyers have already responded very positively to this initiative and we are highlighting these properties in our listings on www.CEI.co.za as well as www.CapeTownProperty.com and www.Constantia.co.za

Example:

 

Is it permissible to let sectional title units via Airbnb?

The ombud for community housing schemes seems to have resolved whether it is permissible to let sectional title units via Airbnb in terms of the Sectional Title Schemes Management Act (STSMA).

“Some people argued that Airbnb letting amounted to running a business, which you are not allowed to do in residential sectional title (ST) schemes,” says Andrew Schaefer, MD of national property management company Trafalgar, “while others said Airbnb letting was actually no different to regular letting – or to having a friend come and stay in your spare room for a while – as the purpose of use would still be residential.

“However, there is no doubt that Airbnb letting does pose a potential security risk, especially where many owners in a complex are not living there themselves, but just letting out their units and giving keys, remotes and security codes to one set of visitors after another.”

In addition, he says, various companies that provide insurance to ST schemes were starting to express misgivings about Airbnb letting, especially in complexes where this was widespread. “They reported that Airbnb letting was regarded by SASRIA as being a commercial activity similar to running an ordinary B&B or a hotel, and that this would mean they would have to apply a commercial rate of insurance to any scheme where there was even one Airbnb unit.

Effect on insurance premiums

“A ‘real time’ example given by one broker was where an insurance premium for a building rated residential was R3,000, it would change to R14,000 if the building was rated commercial. In such instances, the body corporate might be able to apply annually for an exemption, but would have to keep a register of all the Airbnb units or rooms in the complex.”

One suggestion for ST schemes that wished to avoid the Airbnb problem, says Schaefer, was to add a conduct rule forbidding short-term or holiday letting of any kind, but legal opinion appeared to be divided on that too – not to mention the fact that ST owners who are letting their units via Airbnb are hardly like to vote in favour of a rule that stops them from doing so.

“Consequently, Trafalgar decided to seek guidance from the ombud, and the answer is that ST schemes may indeed make a rule that no short-term letting (of less than a month, for example) is allowed. However, the trustees will need to ensure that the rule is properly approved by owners in the scheme and registered with the ombud.

“In addition, the ombud says the rule should provide for trustees not to be unreasonable in its application.”

Source: BizCommunity.com

Third Quarter Property Snapshots

Sectional Title Spring Mandate Special

2017:  Are you currently selling your sectional title property?

Enjoy the benefits of our Spring Sectional Title Mandate Special which we are offering on all our Southern Suburbs and False Bay sectional title listings from now until the end of September 2017.

  • a commission special offer of only 4.5% plus VAT.
  • for properties SOLD, we will cover the cost of the various compliance inspection reports which can also save you up to R2000 or more (depending on the reports required).  The cost of any remedial work suggested by the reports is not included.
  • we will also include professional photography plus video, all linked to a social media campaign and listing on all the main property portals.
  • you will benefit from our focussed Spring Sectional Title marketing campaign as part of this Spring sectional title campaign, including professional photography, and video all linked to a social media campaign and promotion on all the main property portals.
  • additional marketing benefits may also be applicable depending on certain additional listing requirements, such as a professional floor plan for mandates over R2 000 000 in value.
  • not only will you enjoy a large financial saving,  you will also have the enormous benefit of a specialist sectional title team to guide you through the marketing process.

To enjoy the benefits sign a 60-day exclusive mandate with us by the end of September.

Call:  Chas Everitt Team Sectional Title
Claremont 021 200 5882
Email; claremont@everitt.co.za

 

 

New Kenilworth Listing is a Diamond

Looking for an exceptionally well-maintained ground floor apartment in a quiet area with secure parking?
Secure entrance leading into the large lounge and open-plan dining area, which flows through to the relaxing large sun-drenched deck overlooking an established green garden.
This apartment has been tastefully remodeled with flair, style and finesse with warm parquet floors throughout, top of the range security shutters and loads of storage.
This spacious two-bedroom apartment with built-in cupboards is complete with a well-appointed bathroom. The kitchen is a delight with modern finishes such as granite tops, built-in oven and hob, lots of new cupboards and space for built-in appliances.

The sheltered private patio has an abundance of greenery and is an idyllic place to share with friends and family. The property is fully fenced in a small attractive, secure complex which is well managed. Bordering on Harfield Village, the location is perfect and is in the perfect proximity to superb eateries, coffee shops and main other amenities.
This outstanding apartment is equally suited to professional couples, retirees or if you are looking to scale-down.
There is not a thing to do, but unpack the moving boxes and enjoy this fabulous home.

More details

Understanding Sectional Title – Free eBrochure from STBB

 

 

 

 

 

 

 

 

 

 

We are pleased to offer you a free copy of STBB Understanding Sectional Title – just click on this image above and you can download the pdf document.
STBB are our preferred partners with all Sectional Title legal matters.

Buildings insurance policies & sectional title schemes

Considering various definitions and pieces of legislation affecting community schemes, we draw some attention to certain aspects of buildings cover.

Defining a ‘building’

First, we need to clarify the definition of a building to understand what we are insuring.

The STSM Act defines a building differently to a policy of insurance which states that: ‘‘building means a structure of a permanent nature erected or to be erected and which is shown on a sectional plan as part of a scheme”

A typical definition of a buildings policy is more specific and may state the following: “Buildings shall be deemed to include outbuildings and landlords fixtures and fittings therein and thereon including fitted carpets and lifts with all associated equipment, transformers, motors, boilers, air conditioning, standby generators and walls (except dam walls), gates, posts, fences (excluding hedges) and sporting or recreational structures including but not limited to swimming pools, tennis courts (including floodlights), sauna/spa baths/Jacuzzis and water pumps, pool machinery, borehole motors and brick, tar, concrete or paved roads, driveways, parking areas, paths or patios, all the property of the insured and situated as stated in the schedule.  Unless otherwise stated in the schedule, the buildings and outbuildings shall be constructed of brick, stone, concrete or metal on metal framework and roofed with slate, tiles, metal, concrete or asbestos.”

The wording is evolving and changing constantly

More recently, the newer all risk wordings have made been used where the building definition is similar but refer to exclusions rather than inclusions.

The CIA all risk community Scheme policy refers to a building as:

“.. means buildings and all outbuildings thereto, constructed of brick, stone, concrete or metal on metal framework, roofed with slate, tile, concrete or any other material specifically stated in the schedule, and anything else permanently built, constructed or installed on your property that you own or are legally responsible for, and tenants fixtures and fittings (if stated in the schedule to be included), at the situation stated in the schedule.

However, building does not include:

  • Dam walls
  • Hedges
  • Above-ground portable swimming pools
  • Marina, wharves, docks, jetties and pontoons used for commercial purposes or to provide fuel distribution facilities
  • Mobile air conditioning units
  • Gardens, plants, lawns, trees, gravel, pebbles, rocks, stones, soil, sand, bark or mulch except as covered under extra cover on page 13
  • Any property belonging to tenants or for which they are responsible
  • Unfixed, moveable floor coverings, curtains and window coverings inside a unit;
  • A new building under construction

 

Some important points should be noted from the insurance policy definition:

The buildings insured are the buildings at the risk address stated in the policy schedule

Note the following: “…and situated as stated in the schedule.” The risk address i.e. the physical address of the property itself will need to be correctly stated. If the buildings defined in a policy extend over to another property or over a number of plots (or erven), note that all the erven are included as the insured properties; or at least to make sure that the address is clearly indicated. Take note of servitudes over municipal or leased property. Encroachments are more common than one realizes.

Wooden structures

Wooden structures or thatch need to be dealt with carefully. It cannot be assumed that wooden structures and thatch roofs will be covered automatically. They are not according to the definition above. Non–covered items such as thatch need to be dealt with separately, i.e. the body corporate trustees need to make it clear to the insurer that the additional risks need to be covered or added to the policy, even if for an additional premium.

Looking at the STSM Act definition against the typical policy wording definition, one can anticipate the short-fall. When a trustee send a sectional plan of a wooden (or partly wooden) building to the broker or insurer and instruct them to place cover without anyone realizing that it is wooden. The buildings policy is then issued but at claims stage after a fire, there would be no cover.

Thatch

Most insurers apply a loading to the rate if a thatch lapa is larger than 20sqm and closer than 4 metres to the building. It is important to note that owners with thatch lapas need to refer to their brokers or insurer for advice and find out the underwriting requirements under their specific circumstances.

In summary

More recently, certain leading underwriting managers have introduced all risk-type policy wordings which further impact on our understanding of the various definitions. In these policies, the wider definition of the building still remains but insurers are more specific as to which items are excluded from cover. What is the difference between “perils based policies” and “all risk policies” in the sectional title environment?

It is our view that the perils-based policy sets out what is defined as a claimable event. If the event experienced by the insured matches the definition, a claim is valid. The insured needs to prove that the event occurred as defined in the policy wording.

On the other hand, the all risk type policy defines damage and then excludes certain causes to that damage. Although the claimant (insured) must present their claim, the onus is on the insurer to disprove the claim rather than the onus being on the insured to prove the claim.

In a nutshell, the all risk type policies offer much the same cover and the processes are much the same as a perils based policy but there may be circumstances not excluded which widens the possibly for a claim where sudden damage occurs.

The Sectional Titles Schemes Management Act, the regulations and the prescribed management rules set out what needs to be covered.  The trustees together with a suitably experienced and qualified insurance advisor need  to ensure that the selected insurance product meet both the regulatory requirements as well as the actual needs of the community scheme.

Author:  Mike Addison, Addsure

Contact Addsure – The Leaders in Sectional Title Insurance – for fit and proper advice from advisors who understand Sectional Title. Contact us in Johannesburg (011) 704-3858; Durban (031) 459-1795; Cape Town (021) 551-5069

http://www.addsure.co.za/buildings-insurance-policies-sectional-title-schemes/

On – 03 May, 2017 By