Living in a sectional title complex remains a highly attractive and attainable housing option in today’s market, particularly for first-time buyers, retirees, and investors. With steadily rising utility tariffs, particularly for electricity and water, understanding how these costs are managed – through smart meters and billing structures – is essential for anyone looking to reside in or invest in such properties.
Escalating Utility Costs: A Pressing Concern
In July 2025, municipal authorities across South Africa implemented electricity tariff hikes of between 7% and 13%, with water charges increasing by 4.5% to 14% simultaneously. These escalations place significant strain on body corporate budgets, often resulting in levy hikes, special levies, or diesel surcharges to cover communal expenses and load-shedding backup power.
Benefits of Individual and Pre-Paid Water Meters
To improve transparency and fairness, many sectional title owners are turning to individually metered solutions. Individual or pre-paid water meters empower owners by enabling billing strictly based on personal usage rather than as part of a shared bulk account. This shift brings several advantages:
- Equitable billing: Ensures each unit pays precisely for its own utilities.
- Encourages conservation: Awareness of usage often cultivates mindful habits and lowers waste.
- Leak detection: Faults are quickly identifiable and addressable.
- More accurate budgeting: Helps trustees and managing agents forecast expenses more effectively.
- Increased appeal: Properties with separate meters are increasingly in demand among buyers and tenants.
Framework for Meter Implementation
Transitioning to individual meters should be carefully managed under the Sectional Titles Schemes Management Act (STSMA):
- Standard meters: Require an ordinary resolution, based on written requests from registered owners.
- Pre-paid meters: Demand greater consensus – a special resolution and at least 60 days’ notice, supported in writing by at least 75% of owners by both number and share value, or approval during a special general meeting.
Hidden and Additional Charges to Consider
When evaluating sectional title living, buyers and investors must account for various less obvious expenses:
- Monthly operating levies covering shared expenses like security, pool maintenance, electricity for common areas, and insurance.
- Reserve fund and special levies often required when the maintenance fund balance falls short.
- CSOS levy, a mandatory quarterly contribution to the Community Schemes Ombud Service.
- Municipal charges, which may differ depending on whether utilities are billed directly to owners or recovered via levies.
- Load-shedding diesel surcharges in schemes that rely on generators.
- Once-off and administrative fees such as transfer costs, certification fees, and managing agent charges.
- Late and legal fees if levies fall into arrears, which may include collection charges, interest, or penalties.
Pro-Active Due Diligence: What Prospective Buyers Should Do
To avoid unexpected financial burdens, prospective buyers and investors should request the following from the body corporate:
- Recent financial statements, including levy breakdowns.
- The 10-year maintenance plan and reserve fund balance.
- A record of levy increases and any special levies imposed.
- Minutes from recent Annual General Meetings (AGMs).
- The insurance schedule with cover details and exclusions.
- Clear information on utility billing and inclusions in levies.
- A copy of the body corporate rules.
- Details of the managing agent agreement, including fees and termination conditions.
Final Thoughts
Sectional title living still offers a compelling blend of affordability, security, and convenience. However, the rising tide of utility costs, hidden fees, and administrative charges makes it vital for homeowners and investors to approach these purchases with eyes wide open. Smart metering – especially individual and pre-paid configurations – can help mitigate rising costs while supporting conservation and clarity.
For those exploring sectional title opportunities across South Africa, ImmoAfrica.net provides a trusted platform with comprehensive property listings, valuable insights, and expert guidance to make informed decisions.
