With the steep rises in municipal tariffs this year, water usage has become a hot topic in Sectional Title (ST) complexes, where the benefits of individual water meters - and especially pre-paid meters - are increasingly being recognised, says Andrew Schaefer, MD of leading property management company Trafalgar.
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However, trustees need to know about the different procedures they need to follow if they decide to install normal meters or pre-paid water meters, he notes.
The top five advantages of individual metering include:
*Fair billing. “Separate meters enable the consumption of water by each unit in the complex to be accurately recorded, in the same way that individual electricity meters do. This ensures that residents pay only for what they consume themselves, rather than a share of the overall cost of water for the complex. It also creates transparency in billing and prevents many misunderstandings and disputes between residents and the body corporate (and between landlords and tenants) over water charges,” says Schaefer.
*Water conservation. “When residents can see what their own water consumption is, and what it costs, it generally encourages more mindful usage and the adoption of water-saving measures that lead to reduced overall consumption in the complex. This supports sustainability and eco-living goals and can enhance the complex's reputation as a responsible community.”
*Leak detection. He says that separate meters can also aid in the early detection of any water leaks in individual units. This reduces water wastage and prevents long-term damage that can result from undetected leaks in a shared system.
*Better budgeting. “Separate meters also enable ST trustees and managing agents to better predict and manage the annual water expenses of the complex, which will now be incurred only for usage on the common property. They won’t need to worry about getting enormous municipal water bills due to excessive water usage by one or more residents and will be able to plan better for maintenance and upgrades.”
*Lower levies. “Residents of ST complexes where all units have separate water and electricity meters should enjoy lower levies – or at least smaller levy increases, as the body corporate budget will only need to cover usage of these utilities on common property,” Schaefer says.
*Increased property value. “Prospective buyers as well as tenants are increasingly seeking out ST properties with separate meters (and especially pre-paid meters) these days, because they want to be able to monitor their own water and electricity usage and not worry about subsidising any excessive use by other residents. This makes units in complexes with separate metering much more marketable.
“Consequently, we urge the trustees of any complex that doesn’t already have separate water meters to consider installing them without delay.”
Should they just wish to switch to separate municipal meters, he notes, they will only need an ordinary resolution of members to request the installation of these meters to measure the supply of water to individual sections, exclusive use areas and the common property, he says.
“This is provided for in Prescribed Management Rule 29 of the Sectional Title Schemes Management Act (STSMA) and simply requires a written request from each registered owner in the complex to proceed.”
“To get pre-paid water meters installed, though, the trustees will need to secure a special resolution, by giving all owners in the complex at least 60 days’ notice of their intention and a detailed breakdown of the costs associated with the proposal over the next three years.
“Section 1 of the STSMA provides that this will then need to be agreed to, in writing, by owners holding at least 75%, by value and number, of all votes in the scheme. Alternatively, the special resolution will need to be approved by the same percentage of owners at a special general meeting, held after 30 days’ notice.”
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Here is a look at eco-friendly improvements shared by Quay1, that not only benefit the environment but can also significantly boost a property's appeal and value:
1. Energy-Efficient Windows and Doors: Installing high-performance windows and doors can improve insulation, reduce energy costs, and enhance comfort.
2. Solar Panels and Inverters: Adding solar panels can decrease electricity bills and appeal to buyers interested in renewable energy. Many areas also offer tax incentives for solar installations. Solar panels and inverters have set in as a, somewhat, prerequisite in some markets throughout Cape Town attracting many purchasers to purchase a property with these amenities over the next.
3. Green Roofs: Green roofs can improve insulation, reduce storm water runoff, and add a unique aesthetic that might attract environmentally conscious buyers. We can see that in Cape Town, the top architects are trying to encourage and incorporate this into all of their new projects. Really giving a uniqueness that can stand out to other competing properties, as well as, adding to the living benefits that green roofs have to offer.
4. High-Efficiency HVAC Systems: Upgrading to a high-efficiency heating, ventilation, and air conditioning (HVAC) system can lower energy costs and improve indoor air quality.
5. Low-Flow Water Fixtures: Installing low-flow toilets, faucets, and showerheads can reduce water usage and appeal to buyers concerned with conservation. Added to these low-flow water fixtures are water capture and filtration systems that give a homeowner additional savings on their monthly water bill, as well as, a system that can use a natural waterfall to filter fresh usable water in your home.
6. Sustainable Landscaping: Using native plants, creating rain gardens, and implementing efficient irrigation systems can reduce water consumption and maintenance while enhancing curb appeal.
7. Energy-Efficient Appliances: Upgrading to Energy Star-rated appliances can lower utility bills and demonstrate a commitment to sustainability.
8. Smart Home Technology: Integrating smart thermostats, lighting, and energy monitoring systems can increase convenience and energy efficiency, making the property more appealing to tech-savvy buyers. The future is here, and these smart homes are becoming more and more desirable within the market, giving a sense of technology that can assist your day-to-day living, allowing for day-to-day tasks to seemingly integrate into your busy schedule without the added unnecessary hassle.
9. Recycled or Sustainable Building Materials: Using materials like reclaimed wood, bamboo, or recycled metal can add a unique touch and appeal to buyers interested in sustainable living.
10. Green Certifications: Obtaining certifications such as LEED (Leadership in Energy and Environmental Design) or ENERGY STAR can add credibility and increase market value.
11. Improved Insulation: Enhancing insulation in walls, attics, and floors can lead to significant energy savings and improve overall comfort.
12. Rainwater Harvesting Systems: Collecting and using rainwater for irrigation can reduce water costs and appeal to eco-conscious buyers. These improvements not only contribute to a greener planet but can also make a property more attractive and valuable in a competitive real estate market.
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