Essential Maintenance checks that every sectional title scheme should manage frequently

 

 

Trustees bear the responsibility for managing and maintaining the common property in accordance with legislative and bud

getary guidelines in a sectional title scheme. It is important to pay thorough attention to the upkeep of common areas, as it impacts the levies imposed on the members and the annual budget of the scheme. It also affects value of the individual units and the overall appearance the scheme. It also influences insurance claims. If a scheme isn’t maintained it is at risk that claims might be rejected because of negligence.

These are the essential items that must be routinely inspected to avoid unnecessary costs and potential damage:

1. Firefighting equipment

This maintenance is crucial as failure to service the equipment may lead to the scheme being uninsured in the event of fire. It is of upmost importance to ensure you receive an inspection report after each maintenance/service.

The following should be kept in mind:

• • Firefighting equipment must be easily accessible
  • Firefighting equipment must be serviced yearly (fire extinguishers, fire hose reels, fire hydrants etc. A visual inspection should be done once a month.
  • Fire extinguishers need pressure test within the required time frames.
  • Fire sprinkler systems should be serviced every second year by a qualified company or individual.
  • Ensure that smoke/fire detectors are in working condition, if there is any installed, and should also be inspected yearly.

2. Gutters and downpipes

This should be done throughout the year, particularly in the summer months when the winds and rain are more frequent. Ensuring that the down pipes are free from leaves and clutter is essential to ensure water is effectively directed away from the units. The same must be done with gutters as well. The cleaning is essential to prevent and safeguard units from potential damages.

3. Roofs

Roofs should be inspected yearly, particularly older buildings where the roofs have never been replaced. Loose and/or cracked tiles should be replaced, and loose sheets if metal roofs should be fastened. Ensure that waterproofing of roofs is done and are still in good condition.

Flat roofs are more prone to have leaks, therefore should you inspect the roofs and waterproofing carefully, to check that all waterproofing is still in good condition.

4. Sewer and drainage pipes

Sewer and drainage pipes are susceptible to damage from surrounding soil conditions, tree roots and even the weight of vehicles traveling over them. To extend their lifespan and identify potential vulnerabilities, it is essential to have professional plumbers to conduct regular assessments of the pipes. These inspections should occur yearly or where there is a warning sign that there is a potential problem with either the pipes or water pressure.

5. Stormwater disposal

Regular inspections on stormwater grids, channels, paved aprons and soil/garden around buildings to ensure it is free from leaves and clutter or any blockages that may prevent the effective flow of stormwater and rainwater.

The system:

• • Must not undercut foundations by erosion or flooding
  • Must drain away from buildings
  • Must not allow water to accumulate against or close to external walls of buildings
  • Must be capable of being easily maintained and cleared

6. Trimming of trees and bushes

Trees and bushes can pose a significant risk to properties, roofs, carports, and vehicles. It is advisable for properties with trees and bushes to trim the trees and bushes on a regular basis or to engage professional gardening services for garden maintenance (trees and bushes) to mitigate the risk of property damage.

7. Driveways

Regular inspections of common property are essential for trustees/caretakers. Ensure that cracks in tarmac driveways are sealed to prevent from further deterioration. Where bricks are loose or lifting, ensure that bricks are repaired to prevent further deterioration or to prevent falling accidents.

8. Railings, corridors, lighting and other parts of common property

It is imperative that the trustees/caretakers do frequent inspections of the common property to identify problem areas and to resolve the issues such as loose tiles in corridors, loose railings, replace light bulbs and report electrical issues. Report and repair leaking taps because if it is not repaired or reported it could affect the water usage and billing of the scheme.

There should be regular maintenance on lifts to make sure that lifts are in working condition and not a danger for the residents and visitors.

The importance of regular maintenance and inspections cannot be highlighted enough, because the body corporate can be held liable for claims against them should there be injuries due to lack of maintenance.

9. Vehicle access gates

Given the frequent use of vehicle access gates, it is advisable to service the motors regularly at three-month intervals. The practice will help ensure optimal performance and enable the early detection of any electrical or motor issues. It is however also important to make sure the wheels are clear of debris and that it slides smoothly on the track.

10. Pest control and refuse rooms

Implementing regular pest control service within the scheme will help mitigate the infestations of pests such as, cockroaches, ants, mice and rats. The refuse room(s) should be kept clean through regular cleaning/washing of refuse bins and floors and the use of disinfectants like jeyes fluid to keep odours under control.

Conclusion

Every sectional title has a unique design and layout, therefor is it essential for appointed trustees to establish an annual maintenance schedule that includes a thorough assessment, inspection and services schedule of all common property. It is imperative that theses schedules are adhere to.