Sectional title schemes that plan their maintenance avoid emergency costs and contested levies. This checklist covers the common-property obligations a body corporate manages.
Annual roof inspection
The common-property roof is the body corporate's single largest maintenance liability. Arrange an annual inspection after summer to check: ridge capping mortar condition, all flashing around penetrations (chimneys, pipes, dormer windows), gutter and downpipe condition, condition of IBR or tiled sections, and any areas of ponding water on flat roof sections. A brief annual inspection report gives the trustees a documented basis for capital planning.
External paintwork
External paintwork on common property typically has a lifespan of five to seven years in Bloemfontein's climate. Trustees should plan and budget for full exterior repaints on a structured cycle rather than reacting to peeling or fading. Colour consistency across the scheme is a sectional-title governance requirement in most complex rules. Get a written quote and specification before the AGM where the budget is approved.
Gate motor, intercom and access systems
Common-property gate motors and intercom systems should be serviced annually. Check: gate travel limit switches, motor capacitor condition, battery backup condition, intercom wiring and handsets. Access systems that fail create security risks and inconvenience for all owners. Log service records so trustees can demonstrate compliance to insurers and prospective buyers.
Drainage and stormwater
Block drains and poorly maintained stormwater channels cause flooding in lower-lying units and damage boundary walls. Clear all common-property drains before summer storm season. Inspect stormwater channels and sumps. Identify any areas where water pools against building foundations after rain and address them before structural damp develops.
Common area electrical
Check all common-area lighting, including security lighting, stairwell lights and parking lights. Ensure the common-area distribution board has a valid inspection record. Check that earth leakage protection is in place for all outdoor circuits. Faulty common-area electrics are a liability for the body corporate.
Frequently Asked Questions
Who is responsible for roof repairs in a sectional title scheme?
In a sectional title scheme, the body corporate is responsible for maintaining, repairing and insuring the common property, which includes the roof, external walls, shared plumbing and common-area electrical systems. Individual owners are responsible for their sections.
How should a body corporate plan for major maintenance?
A maintenance, repair and replacement plan (MRRP) is a legal requirement for South African sectional title schemes under the Sectional Titles Schemes Management Act. It must be reviewed annually and used to inform the reserve fund levy. Nexus can assist trustees with condition assessments for capital planning purposes.