Projects 2012

Lighting Upgrade
After the "crow-bar" burglaries in the last quarter of 2011, a decision was taken to upgrade the existing lights in the park.  The trustees' considered various options and decided that we could accomplish two objectives in one operation.  "Improve the lighting and save on energy costs".

All the existing light fittings of the street lights in the complex were replaced and fitted with 45 Watt energy saver  fluorescent globes. In addition to this, two new street lights were installed to improve the illumination on the Birkenhead Road side of the complex. The existing complex garage lights were also replaced.

The new energy saver lights achieve a much better penetration and brightness. The picture below shows the illumination behind units 13 - 24.

Click  image to enlarge

Garage door painting
The main garage doors were beginning to look shabby, especially the North facing doors. So we took the decision to repaint them. The side pedestrian doors were also in need of a freshen up, so they were added to the project as were the wooden garden gates.  The idea behind the colour we chose, was to try and get close to the bronze colour of the existing aluminium frames used in the complex.

There was a need for some minor repairs to doors and gates; these repairs have now been completed.  The painting is nearing the half way mark, at the time of posting this article.  Our painting contractor is planning to complete the project by the end of May; weather permitting.  The trustees would like to thank owners and residents for their cooperation during this exercise.  You are helping us to enhance your property.

Unfortunately, we did have one resident threatening to shoot anyone who came into his yard, and another who argued that he was perfectly happy with his garden gate in it's then state of disrepair. Fortunately this only amounts to 2.22% of the Rietvlei community, so we are optimistic that the balance of the project will go off without to much fuss.

Our vision, is to maintain the excellent reputation we have with residents of the Table View and Flamingo Vlei areas, for keeping our complex neat and well maintained.  By doing this, we retain our status as being a worth while investment and a sought after address.

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 2025-2026?

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

Units:  1 - 24 Sallie Liechti. (Unit 18)

Units 25 - 50 Malcolm Hurst (Unit 45)

Units: 51 - 59 Steve McDonagh (Unit 49)

Units: 60 - 78 Basil Heald (Unit 61)
Units: 79 - 90  Alisa Bingham(Unit 72)

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.