body corporates

spiff

spiff

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/\/¯¯¯¯¯\/\________ MOTHER OF ALL CITIES
Hi guys,

need some advice on body corporates.

There's a complex in my area that has not painted their 1 boundary wall since it was built in 1997, despite painting the whole complex a few years ago, this boundary wall faces the public road and has become an eyesore - cracked and lots of old faded peeling paint.

I have spoken to a person in "charge" but he first said it's the municipalities problem. Now he has changed his statement and admitted it's the BC problem, but now there are no funds to paint the wall.

1) is it possible to force a BC to paint this wall?

2) can the COCT force them to paint the wall?

another issue is that 1 of the tenants has core drilled 2 x 40mm drain holes from his private property inside the complex, through the wall, onto the public road to drain off excess rain water.
is this legal?

advice appreciated
 
spiff said:
Hi guys,

need some advice on body corporates.

There's a complex in my area that has not painted their 1 boundary wall since it was built in 1997, despite painting the whole complex a few years ago, this boundary wall faces the public road and has become an eyesore - cracked and lots of old faded peeling paint.

I have spoken to a person in "charge" but he first said it's the municipalities problem. Now he has changed his statement and admitted it's the BC problem, but now there are no funds to paint the wall.

1) is it possible to force a BC to paint this wall?

2) can the COCT force them to paint the wall?

another issue is that 1 of the tenants has core drilled 2 x 40mm drain holes from his private property inside the complex, through the wall, onto the public road to drain off excess rain water.
is this legal?

advice appreciated
Click to expand...

nothing wrong with him drilling the holes through, how is that a problem?

sadly though no i doubt they can "force" them to paint a wall.
 
spiff said:
Hi guys,

need some advice on body corporates.

There's a complex in my area that has not painted their 1 boundary wall since it was built in 1997, despite painting the whole complex a few years ago, this boundary wall faces the public road and has become an eyesore - cracked and lots of old faded peeling paint.

I have spoken to a person in "charge" but he first said it's the municipalities problem. Now he has changed his statement and admitted it's the BC problem, but now there are no funds to paint the wall.

1) is it possible to force a BC to paint this wall?

2) can the COCT force them to paint the wall?

another issue is that 1 of the tenants has core drilled 2 x 40mm drain holes from his private property inside the complex, through the wall, onto the public road to drain off excess rain water.
is this legal?

advice appreciated
Click to expand...
Speak to CSOS about the painting... They will tell you what can and cannot be done.

The holes:
Even if your property was on the otherside that is legal. The water needs to flow and needs the holes.


A complex I lived in:
Road was slightly higher than the complex as it was on a hill.
No storm drains and the water from the road entered the complex.

People that were trustees looked into things when there was a very heavy rain season as water at the bottom end was problematic.

The complex below(faced next rd down) had plugged the drainage holes the year before as they felt it was too much water flowing through.

Our complex trustees ended up going legal and involving the municipality. Turns out that those holes need to be open according to bylaws. That other complex in turn had to make sure there was sufficient drainage at their lower end to ensure the water can flow away.
 
It is illegal to obstruct the natural reticulation of water without approval.
It's also stupid to block any holes to enable the flow.
Graffiti is your only hope lol
 
No you can't force them, only the tenants may be able to do that. I'm actually not for painting these walls as once you do it you have to keep doing it or it ends up looking like what you describe. In its current state it would actually be better to remove most of the paint rather than painting it again otherwise you just shift the problem forward 10 or 20 years again.

And what everyone is saying about the holes is correct. You can't stop drainage.
 
Painted walls in SA are generally a bad idea. Better option would be to replace the wall with a non-paintable solution, either face brick cladding or something similar. More expensive up front but saves you huge amounts down the line. Every complex I know with a painted boundary wall is generally cursing the builders for making it that way as it is almost impossible to keep looking good for any amount of time and costs a fortune. Our boundary walls are all face brick. Much lower maintenance.
 
Swa said:
In its current state it would actually be better to remove most of the paint rather than painting it again otherwise you just shift the problem forward 10 or 20 years again.
Click to expand...

I now have justification to never do any house repairs ever. I'll just have to do it again in 20 years.
 
Swa said:
No you can't force them, only the tenants may be able to do that. I'm actually not for painting these walls as once you do it you have to keep doing it or it ends up looking like what you describe. .
Click to expand...

Facebrick FTW.
 
spiff said:
Hi guys,

need some advice on body corporates.

There's a complex in my area that has not painted their 1 boundary wall since it was built in 1997, despite painting the whole complex a few years ago, this boundary wall faces the public road and has become an eyesore - cracked and lots of old faded peeling paint.
Click to expand...

Make it a community project. Get the BC buy in, get a local hardware store to donate paint and get local artists to paint a suitable mural on it. Everyone wins and look like a hero instead of a complaining twat.
 
spiff said:
Hi guys,

need some advice on body corporates.

There's a complex in my area that has not painted their 1 boundary wall since it was built in 1997, despite painting the whole complex a few years ago, this boundary wall faces the public road and has become an eyesore - cracked and lots of old faded peeling paint.

I have spoken to a person in "charge" but he first said it's the municipalities problem. Now he has changed his statement and admitted it's the BC problem, but now there are no funds to paint the wall.

1) is it possible to force a BC to paint this wall?

2) can the COCT force them to paint the wall?

another issue is that 1 of the tenants has core drilled 2 x 40mm drain holes from his private property inside the complex, through the wall, onto the public road to drain off excess rain water.
is this legal?

advice appreciated
Click to expand...
Regarding the wall, I don't think the complex is doing anything illegal. They probably just don't have the money to paint the walls.
 
3WA said:
I now have justification to never do any house repairs ever. I'll just have to do it again in 20 years.
Click to expand...
Not the point. Once you do it you are creating a situation where you have to keep doing it. It's not necessary to paint these walls and they actually look better to me unpainted. It's also not like painting plaster.
 
Swa said:
How much are the levies? Is it enough to properly maintain the property?
Click to expand...
Then they need to raise the levies. That is the whole point of the body corporate collecting a levy. To budget forward for expenditure that will need to be incurred. Same as for any regular expense, they would raise the levy and budget for it knowing that it has to be done at a certain point in time.
 
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