Our Beautiful Park

As the title implies, we live in a beautiful and unique sectional title complex.  I say unique because it boasts wide open spaces which have become quite rare nowadays.  In this post I want to appeal to all residents and non-resident owners to contribute to the beauty of our park, by ensuring that the exclusive use areas are; at the very least, kept clean a neat. The Sectional Title act requires the following:

PART IX ‐ Owners, Administrators and Buildings, Sections 44‐51
   44 Duties of owners
       (1) An owner shall‐

        (c) repair and maintain his section in a state of good repair and, in respect of an exclusive use area,           keep it in a clean and neat condition;

I know some owners have received letters with regard to EUA's and sometimes it may seem that the letter has an abrasive tone.  For first time recipients of this type of letter, please understand that our intention is merely to bring your attention to the issue.  Keep in mind though, there are repeat offenders, so the letter is a standard template designed for administrative efficiency. It is also worth noting that the word "Shall" in the eyes of the law means non-negotiable. Under the act the trustees are charged with the responsibility of enforcing the rules. (see excerpts from the act below):

PART VIII ‐ Rules and Bodies Corporate, Sections 35‐43

35 Rules

38 Powers of bodies corporate

The body corporate may exercise the powers conferred upon it by or under this Act or the rules, and such powers shall include the power‐

(j) to do all things reasonably necessary for the enforcement of the rules and for the control, management and administration of the common property.

...and also:

The Functions, Powers and Duties of Trustees, 25‐49

28. Statutory and General Duties

(3) The trustees shall do all things rereasonably necessary for the enforcement of the rules in force.

Given the fact that urban decay is very evident in sectional title blocks along the Blaauwberg Road, the trustees of Rietvlei Park have to take their responsibilities seriously. If it weren't for the efforts of the trustees, our wide open spaces could easily become an eyesore for all the residents of Table View.

Non-resident owners with tenants in their units must understand that we are protecting their investments. They can assist us in keeping the property well maintained, by ensuring that their tenants comply with the neatness duties.  The picture below is of a unit which is occupied by tenants. Fortunately it is not seen from the roads around the perimeter of the property. However, the residents surrounding this unit; including myself, do look on to it.

Click to enlarge

To all members of our sectional title scheme, we thank you for your cooperation and look forward to your continued support in the coming year.

Photo Gallery

Hi all, While enjoying the beautiful vista's that our complex has to offer, I had the idea of developing a photo gallery (of sorts).  So, I walked around with my camera on a misty morning and captured a few pictures from various vantage points. The next step was to head for my computer and create a photo blog. I then uploaded the pictures and that, as they say was, that.

Click here to view the start up selection. Hopefully there are photographers in the complex who would also like to add pictures. If so, pop me an email to rietvleiparkbc@googlemail.com and we will add new pictures.

Security Overview

We have recently witnessed the most invasive burglaries ever experienced in the History of Rietvlei Park.  We've been able to share our experiences with each other through this blog and through the meeting held on 23rd November.  At the meeting we learned that this crime spree is occurring throughout the Table View area. We were fortunate to have WO Prins of the SAP and Mr R Roberts, chairman of the Neighbourhood Watch at the meeting. They gave us information that we wouldn't otherwise be privy to.  The purpose of the meeting was to share information about improving our security and more importantly to make everyone aware of our situation.

For residents not on the mailing list, you can download the minutes here:
Meeting Minutes

Two of the most important defence actions we as individuals can take, is this: Keep your eyes open and report anything that looks out of place to Star Armed Response 021 55 66 911. Illuminate your home at night. The better the illumination, the more difficult it is for the criminal to hide.

Security Update November 2011

We have had two more reports of burglaries in our complex.  One near Pentz drive opposite the police station, where access was gain through the patio door and security door. The break-in is believed to have occurred on Tuesday night  or early Wednesday 08-09-November. The police were called in and the investigation is underway.  The other reported break-in occurred at an end unit on the Donkin road side of the complex.  In this case, the burglars broke through the Kitchen door and security door.

The Table View Police will be talking to the Trustees about this spate of burglaries on 16-Nov-11. We have also invited Star Armed Response to this meeting. It is our intention to gain as much information as possible. We will pass on information gained via our blog.

By now owners should have realised that we need to take actions to enhance the security of our units. To owners not living in the complex, please pass on this information to your tenants.

Frequently Asked Questions (FAQ's)

Due to the fact that the Trustees often get asked the same questions repeatedly, I thought it would be a good idea to add a post of FAQ's. The list of questions below may not answer all of your questions, so it will be updated from time to time.

Q:- What do the levies cover?

A:- The most expensive item on the list is "Sewerage", as of 1-Nov-2019 sewerage costs which is 90% of your water consumption will be recovered through your levies. " Garden service, and Insurance are also in the top 80% of your levies. see the chart for a full breakdown: Breakdown of levies (Graph) Hovering your mouse pointer over each of the bars reveals the item and value.

Q:- When do the garden service come.

A:- Every two weeks. If your exclusive use gate is locked, your garden won't be attended to.
      You are responsible for keeping your exclusive use areas 'neat and clean'

Q:- Who manages our complex?

A:- Pam Golding are our managing agents. Contact details below:

Lara Coe (portfolio Manager) lara.coe@pamgolding.co.za

PAM GOLDING PROPERTY MANAGEMENT SERVICES (PTY) LTD Ground Floor, Mandela Rhodes Place, cnr Wale & Burg Streets, Cape Town

PO Box 2398, Cape Town, 8000
Tel: +27 (021) 426 4440 | Fax: +27 (021) 426 0777 www.pamgolding.co.za

Q: - Who is my trustee for 2019-2020?

A:- Please contact Pam Golding to get contact numbers of the trustees below:

Units 1 - 25 Sallie Liechti. (Unit 18)

Units 26 - 41 Tamaryn Pope(Unit 31)

Units: 42 - 68 Malcolm Hurst (Unit 45)

Units: 79 - 90 Alisa Bingham(Unit 72)
Units: 69 - 78 Steve McDonagh (Unit 49)

Q:- What should I do if the water goes off?

A:- Read the article on this blog about "Burst pipe on the common property."

Click this link to see what to do if the water goes off

Q:- Why do I get a water bill on my levy?

A:- The municipality charges for the amount of fresh water consumed for the whole complex. The cost for each of the units is then recovered through your levies. This is made possible through the trustees reading the individual meters. Pam  Golding calculates your usage cost - They keep up to date with the current 'per kilolitre cost.' As of October 2019, you will also be charged the CoCT sewerage charge, which is calculated at 90% of the fresh water tariff. The City as set the sewerage tariff at 90% for cluster homes like Rietvlei Park.

Q:- Why was my electricity switched off?

A:- Tenants renting from owners are responsible to have the electricity account registered in their own names. If this is not done, ESKOM will switch off your power when the previous tenants process their disconnection request.

Q:- Can I make alterations to my unit.

A:- The short answer is: Yes, you can. However, any alterations need to be approved by the trustees. Some owners have made alterations to the inside of their units, but not without permission from the trustees, and not without expert advice from a building expert, usually a civil engineer.

Alterations to the exclusive use area are regulated by the Sectional Title Act. Section 24 of the act gives very clear guidelines as to how to proceed. The trustees can not authorise EUA alterations on their own. The process as laid out by the act, must be followed. This means a special resolution at a general meeting needs to be passed by the owners within the scheme - Then there is the fact that the land surveyor or architect concerned needs to submit a draft sectional plan of the extension to the Surveyor-General for approval.

My advice would be to read, and understand thoroughly, section 24 of the act, before proceeding.

Q:- Can I put a roof over my carport, and or Patio?

A:- A roof can be fitted over the carport and patio, but again, owners must apply in writing to the trustees, through Pam Golding. You need to provide a sketch of the proposed structure. You also need municipal approval for the proposed structure. It is the owners responsibility to submit the plans to the Municipality.

Security

I guess a definition of "Security" would be: "The state of being free from danger or injury". When we talk of security measures in the context of our homes, we are taking about the installation of devices which will give us freedom from anxiety or fear.  What we want, or need is a ‘feeling’ of security. Right? Well a watch dog can give you that 'feeling' of security - Burglar bars can also give us a 'feeling' of security. So, we get a dog and install burglar bars and we 'feel' secure. Yet burglars still manage to breach our security measures, causing us to feel anxious; anxious enough to look for new measures, that will give us a renewed 'feeling' of security. 

In order to improve security in our homes, we all need to face up to the fact that crime in our suburb, including our complex is a reality. Before we installed the perimeter fence, there we were more vulnerable to break-ins, we put this down to the fact that anyone could walk in off the street, and test your sliding door. If it was not locked, goods were stolen.  Since the fence with gates was installed, the number of break-ins reduced to almost none; for a while anyway. Of course, human nature dictates that we improve in our endeavours’ especially when faced with new challenges – Criminals by implication of this, also improve there methods and push their own personal boundaries; in this case “fear of getting caught,” to overcome our efforts to prevent them from stealing our stuff.

We had a case where a cat burglar jumped the perimeter fence, then climbed into an open bedroom window of one of the units, and stole cell phones etc., while the residents of the unit were asleep in the very room with the open window.

Historically, break-ins that have occurred since the perimeter fence was installed, have happened in spats, usually between five to ten break-ins occur before the thief moves on or is apprehended.  In 95% of these break-ins, the thief gains access through the kitchen window. Do not think for one second that the ready made burglar bar you bought at your favourite super market is going to keep the thief out.  This type of device doesn’t present a problem for him, at all.  You need something far more substantial than that. Many owners, myself included, have had the Spanish type burglar bars installed.  They are most effective at keeping the opportunist thief out of your home. This is because the opportunist thief travels light; he carries few tools, if any with him. For this reason it is very important that you don’t leave any garden tools lying around.

In conclusion, we all need to take responsibility for our own security. The perimeter fence has stopped the window shoppers from drifting through our property, but, history has proven that it doesn’t stop the opportunist burglar. This is where you need to take the appropriate action to ensure that your home is secure. 

Water Wisdom

Prompted by the thought that it's coming to the time of the month when the trustees take you water readings, I thought it would be a good idea to share a bit of water wisdom with our owners. As you may know wisdom is often gained through pain and experience, by sharing our experience on high water consumption, owners will be able to eliminate the easy to fix stuff, and hopefully be in a better position to make decisions on what other remedial actions need to be taken.

From time to time the trustees receive calls from Pam Golding on behalf of non-resident owners, enquiring about high water readings. The trustees will then provide information on how many people reside in the unit, obviously the more people there are, the more water will be used.  However, there are cases where this logic defies the amount of water consumed. Over the years we have discovered that there are three main causes for high readings they are as follows:

• Toilet cisterns not shutting off (running continuously).
• Undetected water leaks; either in cavity walls or outside water supply plumbing.
• Hose pipes left on for long periods i.e. over night and, or, weekends

By far the most common cause, is the cistern ball valve not shutting off.  This is easy enough to detect, one just needs to lift the toilet seat and look in the bowel. If the valve is not closing there will be a continuous stream of water running down the back of the toilet bowel.  Sometime ago I measured the amount of water running from a urinal where I work, the urinal was the old type that still used a ball valve and tip trough. I was amazed to find that it was leaking at a rate of one litre per minute.

Let's do the maths, that's 1440 litres per day (1.44 Kilo Litres) which comes to damn near 45 Klt's per month. Add to this figure the complex summer average of 20 Klt"s and your looking at a water bill of around: R620 for the month. That water bill would only have been R190 if the toilet wasn't running. Keep in mind, not all leaks will be at the illustrated leak rate. But you must agree,  even half a litre a minute is too much.

Undetected water leaks require a bit more effort to resolve, however, there have been a few historical events that we can draw from. The main culprit for pipe leaks can be attributed to inferior copper pipe. I have spoken to many plumbers over the years, which revealed a common thread of evidence. As far as I can ascertain, there was fierce competition in the building industry at the start of the table view building boom, which resulted in plumber's using lower and lower grades of copper pipe. This use of lower grade pipe has only recently ceased, with the advent of a new type of, easy to install, robust plastic pipe becoming available.

If the pipe springs a leak in the ceiling, it's easy enough to find. Besides the obvious wet ceiling. There is a tell tail green spot on pipes that have started to leak. The green spot may appear to be dry to touch, but it's only a matter of time before the leak becomes a problem.  Cavity wall leaks can be attributed to pipe leaks, but one should not rule out pipe fittings that secure the pipe to stop cocks.  Our unit developed a leak that caused water to run down our neighbours stares. There was no evidence of a leak in our unit. The leak turned out to be a fitting on the stop cock for the en-suit toilet. Another culprit for leaks is an O-ring on the plastic water supply pipe to, or from the water meter.  The good news is, that it's easy enough to replace the O-ring. the bad news is, the whole block has to be tuned off to stop the water flow, but only if its leaking on the supply side of the water meter.

The last point on the list is hose pipes. The only thing I can suggest here is to develop a sense of environmental awareness - despite the fact that it's raining while I'm writing this article, there are constant reminders from people in the know, that the Western Cape water supply will be adversely effected by; among other reasons,  global warming. So for my quick and dirty tip. Make checking your taps part of your daily pre-lock-up procedure before retiring for the day.

Common 'Pet' Sense

Some of our residents walk across the field in the morning and evening, as part of their daily get to, and from, work routine. The last thing they want is crap on there shoes, from some inconsiderate pet owner who allows their dog to do its business under the cover of darkness. You may remember from an earlier post where I mentioned that, living in a sectional title scheme requires equal measures of tolerance and consideration. Hello, this one of the times you should show some consideration, remember you are part of a community. The common property is not some untamed piece of  veld its our extended garden.

But let's see what the Sectional title conduct rules say about common property.

PART IX

OWNERS, ADMINISTRATORS AND BUILDINGS (ss 44-51)

44 Duties of owners

(1) An owner shall-

(d)use and enjoy the common property in such a manner as not unreasonably to interfere with the use and enjoyment thereof by other owners or other persons lawfully on the premises.

'Not unreasonably to interfere' is the key phrase here - leaving your dog turds' on the field is unreasonable. 

On behalf of owners who have had to endure the embarrassment and pure anger of stinking up the lift club pool car or bus, from your dogs’ faeces. Please observe what your beloved pet is doing and pick up after them - should your dog have a case of the runs (diarrhea), throwing a jug of water over the mess will usually suffice. We have an amazing piece of open property for our enjoyment, lets make the effort so that it can be enjoyed to the full.

Maintenance in Sectional Title schemes

Pam Golding have been fielding letters, on what appears to be a change in EUA (Exclusive Use Area) maintenance.  Over the years there was always a debate on who was responsible for what, when it comes to exclusive use areas. So what is an exclusive use area?  Well, it comprises of your garden area including the gate between the drive way and the car port, It also comprises the small garden area outside your from door. In other words any part or item that is exclusively used by you the resident of a unit.

For some time now the trustees have been asking this same question with regard to the responsibility of EUA's, simply because it is the trustees responsibility to protect the funds collected through our levies, and ensure that; "what's good for one, is good for all". Pam Golding, through our portfolio manager, responded to the questions and sought advice from sectional title attorney's. The original response from Tertius Maree attorney's can be read by clicking on the appropriate link below.  I have also attached the letter distributed by Pam Golding for you to refer to should you so desire.

To further clarify the the issue around EUA's, I have attached a link to the latest *Paddocks Press article on the subject. I like this article because it speaks in terms that we can all understand.  I trust the attached documents will help clear up any misunderstandings owners may have.

Pam Golding Letter on EUA Maintenance
Tertius Maree Memorandum
Paddocks Press On Maintenance


*Paddocks Press is a monthly newsletter distributed by Proff. Graham Paddock who is himself, a sectional title attorney. His web site is: http://www.paddocks.co.za/  Over the years I have found his site to be very helpful.

Sectional Title Vs. Urban Decay

In my opinion sectional title blocks can and do contribute to urban decay. I say this because, there are many sectional title blocks on the Blaauwberg road, that have fallen into the trap of letting things go to the point of decay. A drive down Parklands main road is full of examples of varying stages of urban decay.  I would suggest that this is mainly due to people buying into sectional title without realising that the sectional title act, is designed in such a way as to protect owners from the ills of urban decay.


So what can be done about it. Well to start with, you need trustees who are not scared of making unpopular decisions, as long as these decisions serve the greater good of the sectional title community.  I say this because I have heard of trustees preying on owners' ignorance of the act, in order to serve their own needs.


There have been many occasions where the trustees of Rietvlei, have had to deal with situations that contravene the act, and let me tell you, it's no fun. But standing by and allowing things to decay is not an option.


As we stand at this moment, we do have people who care enough about Rietvlei Park to stand up and be counted, however, they can't do this forever.  Our stalwart in the fight against decay: Glenda, has been looking after our interests for some 17 years now, together the two of us have learned a great deal about the sectional title act.  But here's the thing; we have done nothing that any other owner cannot do.  It's time for owners; especially resident owners, to familiarise themselves with the legal documents pertaining to our complex and to make themselves available for nomination as trustees.  If Rietvlei Park is to enjoy the future it deserves, its up to all the owners and residents to participate in it's upkeep.  Believe me when I tell you, the line is very thin between "a great place to live" and an "embarrassment to to the good people living here".

Sectional Title Act Documents

Living in Sectional Title may not be for every one - But for those of us who have bought into sectional title, not fully understanding what we were letting ourselves in for; which is probably most of us - Have at some time or another had a bit of a rude awakening.  Soon after my wife and I bought into Rietvlei, I decided to try and find out more about sectional title. I managed to lay my hands on a copy of the act and then started to read up and acquaint myself with the all things sectional title, not to mention the legal jargon. It's been quite an interesting journey I must say.

Along this journey we also discovered that not only is there a sectional title act but also, substituted management rules and substituted conduct rules, which were created specifically for Rietvlei Park. These two documents have been validated by a notary attorney and registered in the deeds office.  The substituted rules are the documents that the trustees are legally obliged to apply when dealing with issues in our complex. However, if the Sectional Title Act is amended, as it is from time to time. The amendments in the act supersede our substituted rules. If there are issues not covered by the substituted rules the guide lines in the act will apply.

I have uploaded the Rietvlei Park documents to the web for you to reference as and when you see fit. Click on the link to access them:  

Substituted Management Rules
Substituted Conduct Rules
Sectional Title Act

The only document not included in this post are the "House Rules", this because they are updated from time to time, in accordance with conduct rule 27 in the substituted conduct rules. Should you require an up to date copy, please ask your trustee.

There is one rule we should all learn and abide by and that is: Always apply equal measures of consideration and tolerance when dealing with your neighbours.

Burst Pipe On the Common Property?

Actually, of the seven water leak problems on the common property, experienced over the last 23 years, there was only one case where a pipe could have been classed as "burst". This was a main line "T-piece", that was punctured by a sharp rock. Generally water leaks occur at valves, joints and termination connections.  That issue aside, I want to dedicate this post to what you can do when the water is switched off.

But before we get to that, let's just take a look at the historical responses to temporary water supply cut's; this being my motivation for writing this post. What generally happens is the trustees get bombarded with phone calls; which is understandable - people want to know when the water will be switched back on so that they can plan around it. But, what burns my butt, are the people who seem to loose all sense of reason.  We had one tenant on the last leak claiming it was her constitutional right to have water - Needless to say, the reply contained a statement implying yeah, mine too. By-the-way, the constitution says everyone has the right to 25 Litres of water. . . The average Rietvlei Park geyser holds 250 Litres of water.

Now that we have your rights sorted, lets explorer what you the residents can do about minimising the effects of no water supply:

• Switch off your geyser at the distribution board behind your front door.  
• Close the stopcock (tap) to your unit. (The stopcock is in the small garden outside your front door).

With the stopcock closed and the geyser switched off, you can now use the water in your geyser for washing. The geyser water is okay for making a cup of tea but, for drinking water, I recommend you buy  this from your local supermarket. Mainly because the geyser takes around 24 hours to cool down.


With the stopcock closed, you are stopping water from running out of the geyser through the incoming water supply pipe. In other words the water runs back due to the main line leak.

Welcome to all Rietvlei Park Residents

In this modern day using the internet has become commonplace in most households. So, with this in mind, I thought it would be a good idea to start a blog. My thinking is, that the trustees can post information about commonly asked questions. For example what is the approved position for a satellite dish. We could post the year end chairman's letter and so on.  It is largely up to you, the members. So let's give it a try and see what transpires.
Regards
Steve