One of the biggest attractions of buying into a sectional title scheme is that it comes with shared responsibility. You don’t have to shoulder all the costs; you benefit from communal security, and you often enjoy landscaped gardens and neat common areas without having to lift a finger. But there’s a flip side too: when something goes wrong, many owners aren’t sure whether it’s their responsibility or the body corporate’s.
At first glance, the dividing line seems simple. As an owner, you look after the inside of your unit, while the body corporate takes care of the shared spaces and the external parts of the building. But in practice, the reality is far murkier. Questions arise about painting, plumbing, gardens, exclusive-use areas, and repairs that straddle both private and communal spaces.
Steven van Rooyen from Leafrog Milnerton and Cape Collection says: “Understanding where responsibility begins and ends is essential for smooth living and avoiding disputes that can sour relationships between neighbours”.
Inside vs outside: drawing the line
A helpful rule of thumb is that everything within your four walls is your problem, while everything outside them falls to the body corporate. This means your flooring, cupboards, bathroom fixtures, geyser, and interior walls are all for you to maintain and repair. The body corporate, meanwhile, is usually responsible for external walls, the roof, lifts, stairwells, complex or communal driveways, shared corridors, and sometimes security systems if it’s for the larger building or at the gate. “The emphasis here is on usually, which is why it is essential to familiarise yourself with the rules of the body corporate,” Van Rooyen encourages.
But property isn’t always so clear-cut.
Painting and upkeep: While the body corporate is generally in charge of painting the exterior, disputes often arise around front doors, balcony balustrades, and window frames. Depending on the scheme’s rules, these might be maintained by the owner or by the body corporate.
Private gardens and patios: Ground-floor owners often enjoy exclusive-use gardens or patios. These spaces look and feel like private property, but sometimes, they remain common property allocated to a particular unit. In most schemes, the owner is responsible for day-to-day maintenance, while the body corporate may cover larger repairs, unless otherwise specified.
Leaks and damp: One of the greyest of grey areas. If a roof leak causes damage inside a unit, the body corporate usually has to fix the roof, while the owner must repair the interior damage. But the responsibility shifts again if the leak originates from another unit’s plumbing.
“Many owners assume that everything within their boundary walls automatically falls on them, but that’s not always the case,” explains Van Rooyen “The sectional title plan and the body corporate’s management rules are the ultimate authority. Before challenging a neighbour or the trustees, check what the documents say.”
Why a well-run body corporate matters
The difference between a scheme that functions smoothly and one mired in constant disputes often comes down to how well the body corporate is managed.
Levies are a particularly sensitive subject. Nobody enjoys paying them, but without levies there’s no money to paint buildings, maintain lifts, or repair leaking roofs. Over time, neglecting this kind of upkeep drags down the overall value of every unit in the scheme.
“Think of levies as insurance for your investment,” says Van Rooyen. “They ensure your property will hold its value ten years from now. If you’re tempted to skip payments or push back against increases, remember that you’re effectively undermining the long-term worth of your own asset.”
Does the property type make a difference?
Sectional title doesn’t only apply to high-rise apartment blocks. Many townhouse complexes and cluster developments with standalone houses also fall under sectional title schemes.
The grey areas tend to be even murkier in standalone complexes. For example, an owner may be responsible for maintaining the walls of their freestanding house, but the body corporate could still be responsible for shared perimeter fencing, roads, and security. Again, the final word is the sectional plan and the scheme’s rules.
Navigating disputes
“Even in the best-run schemes, disputes do arise,” says Van Rooyen. “The first port of call should always be the body corporate trustees or the managing agent, with reference to the sectional title plan and the scheme’s rules. Clear communication resolves many issues before they escalate”.
When that doesn’t work, the Community Schemes Ombud Service (CSOS) provides a cost-effective avenue for resolving disputes legally, without resorting to court action.
“Our advice to buyers is to go in with your eyes open,” Van Rooyen adds. “Before you sign an offer, ask for the scheme’s financial statements, the body corporate rules, and the minutes of recent meetings. This will give you a clear picture of how well the body corporate is run and what responsibilities you’re taking on.”
Sectional title living is about balance. On one hand, you enjoy the convenience of shared responsibility and collective upkeep. On the other hand, you need to accept your own responsibilities as an owner, and sometimes compromise with neighbours. With transparent rules, timely levy payments, and a proactive body corporate, sectional title schemes can deliver not just harmonious living but also long-term protection of your investment.
ENDS
