SECTIONAL TITLE - FAQ

Ja. Die regspersoon kan die reëls verander of wysig, mits hierdie veranderinge nie teen die bedoelings of gees van die Wet op Deeltitels is nie.
Die prosedures wat gevolg moet word voordat reëls verander kan word, word duidelik in die Wet en reëls omskryf. Voorgestelde veranderings moet aan lede van die
regspersoon by 'n algemene vergadering, waar lede die voorgestelde veranderinge sal kan bespreek voordat hulle gevra word om vir of teen hulle te stem.
Wysigings aan bestuursreëls vereis 'n eenparige besluit, terwyl gedragsreëls deur 'n spesiale besluit verander kan word. Hierdie wysigings sal nie van krag word totdat dit by die Aktekantoor ingedien is nie.

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MAY I FIT AN OUTSIDE AWNING?
As the outer walls form part of the common property, body corporate consent is required. It is common practice to fit awnings to north and west windows and it would be very unreasonable to refuse permission. However, the harmonious appearance rule (rule 68(1 )(iv)) will apply.
 
 MAY I FIT A DIFFERENT TYPE OF FRONT DOOR?
As the front door is visible from common property, in the interests of harmony it must conform to an approved design.
MAY I CHANGE THE STYLE OF MY WINDOWS?
Windows are generally considered to be part of the common property and are always visible from the common property. Therefore, body corporate consent is required, and would probably not be granted.

MAY I ENCLOSE MY BALCONY?
The question regarding enclosing balconies is a very complicated one. A balcony may be:

• Part of a section.
• Part of the common property over which the owner has registered exclusive use.
• Part of the common property over which the owner has rule created |exclusive use.
• Part of the common property over which exclusive use does not exist.

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Oor die algemeen is dit nie nodig om toestemming te kry om aanpassings in 'n gedeelte aan te bring nie. As hierdie veranderinge egter strukturele veranderinge behels of die elektriese of watertoevoer of die dreineringstelsel beïnvloed, is dit noodsaaklik om kundige advies in te win. As die veranderinge groot strukturele veranderings behels, soos die verwydering van 'n muur, moet ekstra sorg gedra word, aangesien die stabiliteit van die gebou in die gedrang kan kom. Verwys asseblief na artikel 28 van die wet en bestuursreël 68 (1) (iii).

Met dank aan u, moet u u bure in kennis stel as die veranderinge ongemak of buitensporige geraas veroorsaak. Bouers kan baie geraas en stof veroorsaak! Baie eienaars het hul kombuise en badkamers opgeknap, ekstra kaste bygevoeg, vloerteëlwerk of weer vloerbedekking gemaak sonder om probleme te veroorsaak. Onthou asseblief dat alle veranderinge wat die gemeenskaplike eiendom raak, toestemming benodig.

MAG EK MY AFDELING UITBREID?
Ja, maar slegs met toestemming. 'n Eienaar wat die perke van sy of haar afdeling wil verleng, moet eers die toestemming van die regspersoon verkry deur 'n spesiale besluit van die lede. Die eienaar wat om toestemming aansoek doen sal verantwoordelik wees vir die koste om die deelplan van die skema te wysig, al die deelnemingskwotas te herbereken en te reël om die gewysigde plan te laat registreer. By die verlening van toestemming moet die regspersoon die uitwerking wat die uitbreiding op die harmonieuse voorkoms van die skema sal hê in ag neem en mag moontlik beperkings in daardie verband oplê. Indien die voorgestelde verlenging die PQ van enige afdeling met meer as 5% sal beïnvloed, sal die aansoeker die toestemming van al die verbandhouers moet verkry. Artikel 24 handel oor uitbreidings van afdelings.

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Managing and administering a scheme, particularly a large scheme, is complicated and time consuming. Occasionally, the body corporate and trustees undertake the entire task, but unless the body corporate is unusually well endowed with specialised knowledge and talents, this is very seldom successful. Most Bodies Corporate appoint a Managing Agent, usually a company or close corporation that specialises in this aspect of Sectional Title administration. Estate agency legislation requires a managing agent who handles body corporate money to register with The Estate Agency Affairs Board and hold a Fidelity Fund Certificate issued by the Board.

The managing agent sends out monthly statements, collects levies and all other money due by owners to the body corporate. On behalf of the body corporate, the managing agent keeps the books, recovers unpaid debts, prepares the annual budget, obtains quotations for repairs and maintenance and sends out notices. The agent also assists the trustees with the numerous time-consuming tasks that arise in administering a scheme. To protect and guide the Body Corporate, the managing agent must have a sound and comprehensive knowledge of the Sectional Titles Act and Rules. A good managing agent can save the body corporate a lot of time, trouble and expense.

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KAN DIE HEFFINGS OP ANDER TYE VERANDER WORD?
Ja. In 'n noodgeval kan die trustees 'n spesiale heffing oplê om onvoorsiene uitgawes te dek, soos noodsaaklike herstelwerk en instandhouding. Daarbenewens kan die regspersoon 'n spesiale heffing goedkeur om die koste van verbeterings aan die gemeenskaplike eiendom te dek. Spesiale heffings moet volgens deelnemingskwotas bereken word. Die prosedures wat gevolg moet word voordat verbeterings goedgekeur kan word, word in die reëls voorgeskryf.

By die aanvang van 'n skema en weer voor elke AJV, moet die trustees 'n begroting opstel vir die volgende jaar. Die voorgestelde begroting moet voor die algemene jaarvergadering aan alle lede van die regsliggaam gestuur word vir oorweging en daaropvolgende bespreking tydens die vergadering. Die regspersoon kan óf die begroting aanvaar óf vra dat veranderinge aangebring word. Nadat die begroting aanvaar is, word die totale jaarlikse koste in maandelikse bedrae verdeel en word elke eienaar 'n maandelikse bedrag gehef, soos hierbo genoem.

HOW DO THE COSTS OF RUNNING THE SCHEME GET PAID?
The costs incurred in running a scheme have to be paid by the body corporate. These costs include:

• Rates, taxes and other charges
• Insurance premiums
• Repairs and maintenance of the common property
• Wages and salaries of cleaners and other staff
• Water and electricity used on the common property
• Provision of security or other services

 These costs are paid by individual owners in the form of a monthly levy, calculated in accordance with the Participation Quota or nominated value for their unit. The Act requires an owner who has the benefit of an exclusive use area to make an extra contribution to cover rates and taxes, insurance and maintenance of the exclusive use area. This applies to all registered exclusive use areas and to exclusive use areas created under the rules of the 1971 Act, but may not apply to those created under the rules of the current Act.
In addition to the above, the body corporate is obliged to establish a fund for future maintenance and unexpected expenses. The size of this fund is not specified in the Act, but a wise body corporate will make sure that the fund is adequate for the size of the scheme and the present condition of the property. If the fund becomes excessively large, the Act does not allow any part of the excess to be refunded. However, the excess could be used to subsidise future levies or to improve the common property.
                     

There are two ways in which members of a body corporate can exercise a vote at meeting of owners. The first of these is by a show of hands in which case an owner will have one vote, irrespective of the number of units that he or she may own. This form of voting is used for ordinary resolutions. The second way of voting is by a poll based on Participation Quotas (PQs). Any owner who is entitled to vote may demand a vote by poll, even after the result of a vote by a show of hands has been declared. Voting for a special resolution must be by number and by poll based on PQs. If an owner's proprietary rights are adversely affected, the resolution will not become effective until the affected owner has agreed in writing to the resolution.

When a vote is taken at a general meeting of a body corporate and the voting is deadlocked, the chairman of trustees does not have a casting vote. Please note that when voting for an unanimous resolution at a general meeting of a body corporate, an abstention is deemed to be a vote in favour of the resolution. This does not apply to a door-to-door poll of owners.

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Die regspersoon moet stem oor 'n wye reeks keuses wat die werking van die skema kan beïnvloed. Dit wissel van eenvoudige besluite soos om vir trustees te stem, die goedkeuring van begrotings en ander roetine-aangeleenthede, tot die verandering van reëls en die neem van besluite wat die gemeenskaplike eiendom raak. Daar is drie tipes resolusie. Eenvoudige besluite vereis instemming van 'n meerderheid eienaars. Spesiale besluite vereis 'n hoër persentasie en belangrike besluite vereis eenparige toestemming.

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By die aanvang van 'n skema word Bestuurs- en Gedragsreëls vasgestel. Hierdie reëls vorm Bylaes 8 en 9 tot die 1986 Wet op Deeltitels en is moontlik deur die ontwikkelaar gewysig voordat die register geopen is. Soos hul name aandui, beheer die bestuursreëls die bestuur of bestuur van die skema, terwyl die gedragsreëls riglyne neerlê vir die gedrag van eienaars en okkupeerders, hul gaste of huurders.
In skemas wat kragtens die 1971-wet tot stand gebring is, is die reëls in ooreenstemming met die bepalings van daardie Wet gemaak en is Skedule I & II-reëls genoem. In skemas waarin die regspersoon nie die standaardreëls van die 1971 Wet gewysig het nie, het die bestuurs- en gedragsreëls van die nuwe Wet outomaties daardie reëls vervang. In skemas waarin wysigings aan die Bylae I & II-reëls by die Registrateur van Aktes geregistreer is vir die gebied waarin die skema geleë is, kan dit steeds van krag wees.
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Die trustees neem die funksies en pligte oor wat deur die Wet en reëls aan die regspersoon opgedra word, maar is altyd onderworpe aan enige voorskrifte of beperkings wat deur die regspersoon by 'n algemene vergadering opgelê word. Daar word van trustees verwag om gereeld te vergader en notules van al hul vergaderings te hou. Hierdie notule is oop vir inspeksie deur enige lid van die regspersoon. Enige lid van die regspersoon is geregtig om trusteesvergaderings by te woon en te praat, maar mag nie by daardie vergadering stem nie.

Trustees wat te goeder trou optree, word deur die regspersoon gevrywaar. Trustees wat grof nalatig is of met mala fide (kwadere trou) optree, geniet nie sulke vrywaring nie en kan persoonlik aanspreeklik gehou word vir hul dade. Die voorsitter van trustees het 'n beslissende stem by 'n trusteevergadering, maar nie by 'n algemene vergadering van die regspersoon nie.

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Trustees are appointed by the body corporate at an AGM. They are usually owners of units in a scheme who have been entrusted with the task of looking after the scheme on a day-to-day basis. Although neither the Act nor prescribed rules impose a maximum number of trustees, the minimum number of trustees for a scheme is two. Ideally, a trustee should possess skills or qualities that will be of benefit to the scheme. Accounting, bookkeeping or legal knowledge, organisational abilities, knowledge of electrical or mechanical matters and PC skills are much in demand, and can save the body corporate a lot of time, trouble and money.

It is permissible to appoint a trustee who does not own a unit in the scheme, although this is neither a common practice nor is it usually desirable. The majority of trustees must be owners, or the spouse of an owner of a unit in the scheme. An employee of the body corporate, such as a caretaker or supervisor, may not be a trustee. Trustees are volunteers who in most circumstances may not be paid for acting as a trustee. An exception to this rule is that a trustee who is not an owner may be remunerated at a rate decided by the body corporate. However, all trustees are entitled to reimbursement for all legitimate costs incurred by them in execution of their duties. At the first meeting of the trustees after being appointed, the trustees elect a Chairman who usually holds office until the next AGM.

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In a purely residential scheme, a Participation Quota (PQ) is worked out mathematically and is an expression of the size of a section in relation to the sum of the size of all of the sections. In a scheme registered under the current Act, this figure is expressed as a percentage to four decimal places. Under the earlier Act, the figure was expressed as a decimal fraction. As an example, a section of 120 m2 in a scheme in which the sum of all the sections is 1000m2 has a PQ of 12,0000% in a scheme registered under the 1986 Act or 0,120 under the 1971 Act.

In a combined commercial and residential scheme the PQs for the commercial sections are nominated by the developer, while those for the residential sections are calculated according to the size of a section as mentioned above. Participation Quotas are shown on the sectional plan of the scheme.

The Sectional Titles Act allows the developer of a sectional scheme to nominate values, which differ to the PQs. This right passes to the body corporate upon establishment and requires a special resolution from the members and the written consent of any owner adversely affected by the change. It must be emphasised that these nominated values do not replace the PQs shown on the sectional plan, but where such values exist, obligations to pay and voting rights will be calculated in accordance with these values and not the PQs.

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The body corporate comes into existence as soon as the developer of the scheme transfers a unit to a new owner. From then on, every purchaser becomes a member of the body corporate when transfer of his or her unit is registered. All registered owners of units in a scheme are members of the body corporate. The body corporate controls and runs the scheme in accordance with the requirements of the Act and rules.

Day-to-day administration of the scheme is vested in Trustees who are appointed by the body corporate. Major decisions regarding the scheme are made by the body corporate, usually at the Annual General Meeting (AGM), or at a Special General Meeting. At these meetings, matters that affect the scheme are discussed. Budgets are approved, rules can be changed, and trustees are appointed, often accompanied by lively discussion.

Every member of the body corporate is entitled to vote at these meetings, providing that the member is not in arrears with his or her levy payments or in serious breach of the conduct rules. Members in default can only vote for Special or Unanimous Resolutions. Unless otherwise determined by the developer at the time that the register was opened, or subsequently by the body corporate by means of a special resolution, an individual member's voting power is governed by the member's percentage ownership of the entire scheme. This percentage is known as the Participation Quota (PQ).

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Die gemeenskaplike eiendom word gesamentlik besit deur al die eienaars van eenhede binne die skema. Gesamentlik staan hierdie eienaars bekend as die Body Corporate. Die gemeenskaplike eiendom word deur die regspersoon beheer. Daar is geen uitsonderings op hierdie reël nie. Die praktiese implikasie hiervan is dat alhoewel dele van die gemeenskaplike eiendom uitsluitlike gebruiksgebiede is, hierdie gebiede steeds deur die regspersoon beheer word en daarom onderhewig is aan die reëls van die skema. Hierdie reëls kan "braai" in 'n tuin of balkon vir eksklusiewe gebruik verbied, die tipe heining of muur wat rondom 'n tuin aangebring word, beperk, of die installering van 'n swembad of spa-bad voorkom sonder die toestemming van die trustees of die ander lede van die maatskappy. .

Often this will be a garden, patio, or parking bay, but may also be a garage or storeroom, that the owner does not own but will have been granted exclusive use. There are several ways that exclusive use areas can be created and protected. Under the 1971 Act, these areas were usually created under the Schedule I rules of the scheme. When the current Act came into effect in 1988, a more sophisticated way of creating exclusive use was introduced, resulting in registered exclusive use areas, deemed to be real rights, capable of being bought, sold and bonded.

In the opinion of many property practitioners, this method was too sophisticated for general use, resulting in an amendment to the current Act that introduced exclusive use areas created under the current rules. Please note that exclusive " use areas created under rules do not enjoy the same status as registered exclusive use areas. However, for most purposes, the method is adequate and much cheaper to implement. Registered exclusive^ use areas will be shown on the sectional plan, while those created under the rules will be reflected in the rules of the scheme. Developers and bodies corporate can choose either method to create exclusive use areas.

It is very important for a purchaser to establish exactly what he or she is buying before committing to the purchase. If it is not shown on the plan or in the rules, it probably does not exist! The Sectional Title Buyer's Checklist, which is included in this booklet, covers all the major points.

Die gemeenskaplike eiendom bestaan uit die dele van die skema wat nie deel uitmaak van enige afdeling nie. Opritte, tuine, swembaddens, gange, hysbakke, voorportale, parkeerplekke, buitemure, fondamente en die dak is alles deel van die gemeenskaplike eiendom. Soos hierbo genoem, kan sommige dele van die gemeenskaplike eiendom as uitsluitlike gebruiksareas aangewys word.

By die aankoop van 'n skema verkry 'n koper 'n afdeling (of afdelings) en 'n onverdeelde aandeel in die gemeenskaplike eiendom. Dit staan bekend as 'n eenheid. 'N Afdeling in 'n residensiële deurschema is gewoonlik 'n woonstel of meenthuis, maar kan ook 'n motorhuis, huishoudelike personeelkamer of eksterne stoorkamer wees. In baie skemas is die garage en buitekamers nie gedeeltes nie, maar wel dele van die gemeenskaplike eiendom waarvan individuele eienaars eksklusief gebruik het. 'N Gedeelte strek tot by die middelste punt van die buitenste of skeidende mure, die onderste gedeelte van die plafon en die boonste gedeelte van die vloer. Die buitemure, dak, ruimte bo die plafon en fondamente maak nie deel uit van die eienaarsafdeling nie.

Ja en nee! Deeltitel is die naam wat aan hierdie vorm van eienaarskap in Suid-Afrika gegee word. In ander dele van die wêreld word deelseiendom onder ander name geken, maar baie van die basiese beginsels is soortgelyk.

'N Ontwikkelingskema vir deeltitels (gewoonlik 'n skema genoem) maak voorsiening vir afsonderlike eienaarskap van gedeeltes van 'n eiendom deur individue. Hierdie skemas val onder die beheer van die Wet op Deeltitels, nr 95 van 1986, wat op 1 Junie 1988 in werking getree het. Dit is die Wet waaronder 'n individu die titel van 'n afdeling van 'n gebou kan besit. Hierdie wet het 'n vroeëre wet (nr. 66 van 1971) vervang.

Wanneer 'n koper 'n eienaar van 'n eenheid in 'n deeltitelskema word, is 'n koper outomaties gebonde aan die skema se bestaande reëls, ongeag of dit sy omstandighede pas of nie. Voornemende kopers word dus aangeraai om die reëls van die skema te vra en te bestudeer voordat hulle 'n aanbod maak.
Daar is twee tipes reëls van toepassing:

1. bestuursreëls, wat die administratiewe funksionering van die regspersoon beheer. Dit kan slegs deur eenparige besluit verander word; en
   
2. gedragsreëls, wat die gedrag van eienaars en huurders in die skema reguleer en handel oor kwessies soos troeteldiereienaarskap, vullisverwydering en voertuie. Dit kan slegs deur spesiale besluit verander word.
   
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