After a Cape Town winter of wind and heavy rain, spring is the best time to see what the season
has done to your buildings. Problems found in October are usually cheaper to fix than the same
problems found in the middle of next winter. Trustees can use this checklist to get the scheme
ready for the warmer months.
1. Roofs, gutters and drainage
Start at the top. Walk the roofs, or arrange a contractor inspection, and look for cracked or slipped
tiles, lifted flashing, rusted sheeting and damaged sealant around vents and skylights. Clear
gutters, downpipes and stormwater drains of leaves and debris. Blocked drainage is one of the
most common causes of water damage, and it is easy to prevent. Also check for pooling water on
flat roofs and around the base of buildings.
2. Waterproofing and damp
Winter shows where water is getting in. Inspect the following:
• balconies and terraces, especially the sealing and drainage outlets
• external walls, for hairline cracks, blistering paint or salt deposits
• ceilings and top-floor units, for stains or musty smells
• basements and parking areas, for seepage
Ask owners and residents to report signs of damp promptly. Early repairs are far cheaper than
dealing with structural or mould damage later.
3. Painting and exterior maintenance
Spring is a good time for external work because the weather is milder and drier. Check walls,
boundary walls, gates, railings, fascias and common area doors for peeling paint, rust and timber
rot. Painting protects the building as well as improving its appearance. Well-kept exteriors also help
owners protect their property values when they come to sell or let.
4. Gardens, irrigation and water use
Gardens need attention after winter. Prune trees and shrubs away from roofs, walls and power
lines, and remove dead or unsafe branches. Test irrigation systems for leaks, broken sprinklers
and faulty timers before the dry season starts. Cape Town residents know how important water is,
so this is also a good moment to review common property water use. Check for leaking taps,
running toilets and irrigation losses, which quietly increase the water account that every owner
ultimately pays for through levies. Follow the City’s current water restrictions and tariffs.
5. Fire safety and electrical checks
Make sure fire extinguishers, hose reels and emergency signage are serviced, and that escape
routes and stairwells are clear. Test emergency lighting, alarms and any gate or garage motors.
Have common area electrical installations, distribution boards and lighting checked by a qualified
electrician. Confirm the requirements with your insurer and the relevant municipal by-laws, as they
set out what is needed.
6. Review the maintenance plan and reserve fund
Use the inspection findings to update the scheme’s maintenance, repair and replacement plan,
which trustees are required to keep under the Sectional Titles Schemes Management Act.
Compare what you found with what the plan anticipated, and consider whether the reserve fund is
enough to cover major work such as re-roofing, repainting or waterproofing. Doing this ahead of
budget season gives trustees time to discuss any changes to levies with owners, rather than
surprising them with a special levy.
7. Keep records and communicate
Keep written records of inspections, quotes and completed work, along with photographs where
possible. Get more than one quote for larger jobs, and check that contractors are insured and
appropriately qualified. Tell owners what work is planned and why. Owners who understand what
their levies pay for are more likely to support the scheme’s decisions.
