Burst pipes and consequential property damage

The water reticulation system of each section is the owner’s responsibility to maintain and not the Body Corporate. The Body Corporate maintains and repairs the water reticulation system only where it is located on common property. The Body Corporate’s insurance covers only covers burst pipes (not leaking pipes).

In the event of a burst pipe, the owner must immediately make arrangements for its repair. If the problem is not addressed immediately, the outcome of the claim may be affected.The owner of the unit from which the leak is originating, is responsible for all consequential repairs, whether covered by insurance or not.

After the initial repair is completed, an insurance claim for the repair and consequential water damage can be filed. The claim form needs to be completed, signed and returned to OSRO within 30 days of the event, but preferably sooner. It is available for download here.

The following supporting documentation / information is also required:

  1. Damage report from the plumber – clearly stating the cause of the damage(s);
  2. Quotation for the repairs. In the case that the damages more than R15 000, the insurer requires 2 x quotes;
  3. Clear colour photos of all visible damages (including before and after any emergency repairs are done).

On receipt of the above, OSRO will be able to register the claim with the insurer and they will be able to determine what possible additional information / documentation is required and if necessary to appoint an assessor. An excess amount will be payable. The section owner must also confirm with OSRO once the original cause of the damages are addressed.

Once the claim is approved and the repair work can commence, all Conduct Rules with respect to construction work apply. The owner is entirely responsible for the repair to their unit and other affected units. The Body Corporate is not involved in this process unless it materially prejudices the interests of the Body Corporate.

If a leak or burst pipe affects a particular section, but originates from common property, the Trustees must be informed immediately.

Burst Geysers

Sonet at OSRO (sonet@osro.co.za) can be contacted for all insurance related queries.

The water heating installation the owner’s responsiblity to maintain. It is however covered under the Body Corporate insurance policy – although it does not cover specific consequentual damages (e.g. geyser enclosures).

Owners and property managers may download the claim form and contact the insurance call centre directly and notify Sonet of the claim. Alternatively, a completed claim form and quotation can be submitted to OSRO.

The owner must however make all arrangements with the plumber for payment, and settle the account to the plumber.

The maximum amounts for the repalcement of geysers covered by the policy are as follows:

  • 100 – 150 l geyser      R8500
  • 200 l geyser                R10400

If the claim is approved by the insurer, the owner will be reimbursed, minus the excess payable, which is currently R1500.

If the invoice is more that the max amount indicated on the policy, the owner will also be liable for the amount over the max amount, as well as the excess payment.

 

Where can I put my recyclables?

Recycling at Arnhem

Where can I store my bike or surfboard?

To protect the lifts, moving or transporting of surfboards and bicycles are not allowed in the lifts.

A separate room for the storage of these items is available. Please contact the Trustees to get access to the room.

Can I get DSTV in my unit?

Arnhem has non-HD DSTV infrastructure that can support a digital TV connection without the need for a dish, but seats per floor are limited.

To get connected, the resident will need to engage professional services and are responsible for the account. It is not guaranteed that this is available and works on a first-come, first-served basis.

The Trustees are looking at upgrading this in the future, but generally recommend use of DSTV Now.

How does the intercom system work?

If you would like to be added to the intercom system, please fill out this document and send it to the Managing Agent. In doing so, you will need to consent to Arnhem’s Privacy Policy, which is available here. Each resident is assigned a unique code that can be used by visitors to place a call from the intercom downstairs to the resident’s phone number. This code is SMS’ed to each resident when they are added to the intercom system. For the primary user, this is generally the unit number.

Users are also automatically registered to use an application to open the doors and generate access codes for visitors, staff and deliveries. These access codes do not require the placement of a call as above. The application can be downloaded:

Some gates can also be opened by placing calls to specific numbers using the legacy GSM system. This will only work if you are registered. To place a call, your phone will need to be loaded with airtime or minutes, but will not incur charges.

  • Millvale Vehicle Gate: 071 172 8180
  • Loxton Vehicle Gate: 066 196 8604
  • Front Pedestrian Gate: 081 886 5259
  • Foyer Sliding Glass Door: 081 861 7486
  • Foyer Door: 071 330 8590
  • Staircase: 071 614 7310

How can I get fibre installed?

Please click on the link below if you would like to sign up for fibre:

http://www.lightspeed.co.za/subscribe.php?id=arnhem

When can I move in or out?

Moving furniture in and out of Arnhem is strictly by prior arrangement only. The lift curtains need to be installed and a building representative needs to be stationed in the foyer to ensure that the goods lift (Lift #2) is not damaged. No dragging of fridges or heavy items.

Moving is only allowed: 

  • Mon – Fri: 08:00 – 17:00
  • Sat: 08:00 – 13:00.

No moving on Sundays and Public Holidays as there is no staff on duty on these days.

However,  should the last day of the month fall on a weekend or Public Holiday, the owner or letting agent can inform the Trustees.

Please complete the following form and send it to OSRO when you have a new tenant moving in.

How do I contact the Trustees?

Since Trustees come and go, it’s generally recommended to contact the Managing Agent (OSRO) directly for all Body Corporate related matters. The contact details are available on the website.

You can however also send an email to chairperson@arnhem.co.za.

I dropped my keys down the lift shaft.

To retrieve keys from the lift shaft, the contracted lift maintenance company needs to be called out. Owners are responsible for the necessary payment of call-out fees, which is approximately R800.

I have a new tenant moving in. What do I need to arrange?

OSRO is responsible for general and administrative queries. Please complete the following form and send it to OSRO when you have a new tenant moving in.

The Trustees keep an updated occupant’s register and will require details of new residents to provide access to the building’s intercom access system. The Trustees will need the exact move-in date to arrange the protective curtains for the goods lift.

It is mandatory to only use the curtained goods lift for moving. This needs to be supervised by either the owner or tenant. It is also important that a copy of the rules is shared with the tenants. Owners are held responsible for any non-compliance by tenants and engage them directly.

How can I submit a formal complaint?

OSRO, our long-standing Managing Agent, is responsible for all administrative, financial and secretarial enquiries from owners:

OSRO Investments CC

Physical Address:

Unit 14-15
Mountainview Office Park
28 Bella Rosa Street
Rosenpark
Bellville

Postal Address:

PO Box 2000
Bellville
7530

Office Hours:           08:30 – 16:30 (Monday to Friday)

Tel:                             (021) 910 0707

Fax:                            (021) 910 4283

 

You can also submit complaints directly on the website: https://www.arnhem.co.za/complaint-form/

Can I put up a notice in the foyer?

Yes, but strictly behind the glass on the notice board. Notices need to be neat and presentable – preferably printed.

I’d like to renovate my apartment. What do I need to arrange?

It is recommended to review the set of rules before undertaking a renovation. Apartment renovations are carefully tracked since the noise can be disturbing to residents.

  • The first document needs to be completed (in detail). This is signed by a Trustee which is deemed consent to proceed and the notice is put in the foyer so other residents can check the duration and extent of work.
  • The second document states the house rules during renovations. It is very important that these are explained to the contractors. You will also see that there is a refundable deposit of R2500 (which needs to be paid to OSRO) for potential damage to common property.
  • A summary of House Rules needs to be printed and put up in the flat for all contractors to see.

You can download all forms from the relevant section on the website.

I lost my keys! What can I do? 

The Trustees have spare remotes available that are issued and charged on the monthly account as and when required. The current rate is R380 per remote. These remotes are bought in bulk, programmed, and receive a unique serial number associated with a unit. Should the new remotes get lost, they can be deactivated remotely. You are responsible for the replacement of the other keys, including the post box keys in the foyer.

Tenants require written authorization from owners to receive a remote on their behalf.