Welcome to Mutual Heights

The notes below give you a short explanation about some of the issues you will be concerned with as a new owner or tenant at Mutual Heights. For the full picture you must click the red links to see the authorative documentation.

Security

The building has 24-hour security and access is controlled by means of fingerprint readers (at the front and side doors), and by vehicle recognition (at the garage door). There are multiple video cameras monitoring the building continually.

• As soon as you arrive you need to check with the concierge at the main entrance, who will organise your biometrics and those of anybody else in your party who requires access.
• The concierge will also add you to the WhatsApp group, which is a primary means of informal communication between residents and the building management.
• Once you are in residence, you must notify security of any guests and visitors using the “AtTheGate” app on your phone.
• Note that if you are an owner intending to rent out to tenants or short-stay visitors, you or your agents are entirely responsible for managing and communicating with those tenants or visitors. The management of the building only includes owners in the distribution of official notices.

Conduct and Management Rules

As with all “sectional title” schemes in South Africa, the management of Mutual Heights is guided by government legislation (the “Sectional Title Schemes Management Act, 2011” or STSMA). The rules are formulated at two levels: the Conduct Rules and the Management Rules.

• The Management Rules determine how trustees are appointed and the way that meetings must be managed. They may not be changed without a unanimous agreement by owners, and changes are subject to review by the ombudsman responsible for sectional title schemes.
• The Conduct Rules determine how occupants within the building are expected to behave and how permission is granted for alterations and renovations, and many other aspects of living in a shared building. Again, changes are subject to review by the ombudsman and must be agreed by a majority of owners.
• Breaches of the conduct rules can lead to penalties which will be for the owner’s account in all circumstances.

Utilities

The supply of electricity and water is monitored wirelessly and managed by an outside agency: Applied Metering - usually referred to as “AMI”. It is necessary to maintain a positive balance on your account there, otherwise services can be summarily disconnected.

• Usage is reported on the AMI portal for which you need an identity and a password.
• An e-mail from AMI will warn you when your balance is getting low.
• Payment is to be made from any of the main banks in South Africa, by EFT.

Gymnasium

The gymnasium is a shared facility available to all residents in the building, owners and tenants. Open between 6:00 AM and 10:00 PM, no residents are allowed to use the gym after 10:00 PM.

Alterations and Renovations

New owners often choose to make changes to a section. Changes may be classified as alterations (work involving the structure of the building) or renovations (smaller works involving the finishes and internal fittings). A formal application must be made and trustees will decide whether the proposals are alterations or renovations. There are wide-ranging requirements, including (but not limited to):

• Once work has started it must be completed expeditiously and with due care to the needs of others in the building.
• Work is only allowed between certain hours and excessive use of the lifts (for example) may lead to special charges for the electricity involved.
• All work is constrained by the requirements of the Heritage Impact Assessment forming part of the management rules.
• Deposits may be required against possible damage to the common areas, and if trustees deem it necessary the cost of before- and after-inspections will be for the owners account.
• If approval is needed by the city of Cape Town then this must be obtained by the owner.

Insurance claims

The cost of insurance has risen markedly in the past few years, and it is in the interests of the whole community to ensure that avoidable claims do not have to be made. Geysers in particular are a major factor in the total claims that are made.

• There will always be an excess payable by the owner attaching to each settlement. It varies from time to time and before making a claim you should check for the current limits and excesses.
• There is an insurance claim form that must be used in making a claim, specifically for geysers; in the case of other claims check on the procedure with the building management.
• When substantial claims are made, the insurer will make their own assessment of the damages, and that will be the limit of what will be paid.

Pets

Pets are generally discouraged but permission may be given for small pets according to circumstances.

• There is an application form for those wishing to accommodate small pets.