It's not just an apartment. It's a legal framework — and what you don't know can cost you.

Sectional title is one of the most common forms of property ownership in South Africa. Apartments, townhouses, gated complexes, duets — millions of South Africans own and invest in them. Yet most buyers don't fully understand what they're purchasing, what the levies cover, or what happens when things go wrong.

Here's what matters most.

You Own Less Than You Think

In a sectional title scheme, you own from the middle of the brick inwards. Everything outside that — the roof, gardens, pool, driveways, security, and the land itself — is common property, owned jointly with every other unit holder in the scheme, proportional to your Participation Quota (PQ).

Your PQ determines your levy contribution and your share of any special levies raised. If other owners stop paying, the shortfall falls on those who do.

The Levy Crisis Nobody Talks About

When Stratafin began analysing schemes in 2014, levy non-payment across South Africa sat at around 5%. Today it's 25 to 30%.

One in four owners not contributing means deferred maintenance, strained municipal accounts, and special levies landing on compliant owners. Before you buy, ask for the scheme's latest audited financials and debtors report. A scheme with R1.2 million in arrears is not someone else's problem — it's a liability you're inheriting.

Three Documents Most Buyers Never Ask For

1. The 10-year maintenance plan — legally required for every scheme. It maps out anticipated maintenance costs over a decade. If there's no reserve fund to match it, a special levy is coming.

2. The insurance schedule — what the body corporate's policy actually covers varies significantly. Geysers, resultant damage, and burst pipes are not automatically included. Check before you assume.

3. The scheme's rules — conduct rules differ from scheme to scheme. Know what you're signing up to before you sign the offer.

When the Body Corporate Isn't Functioning

Trustees have a fiduciary duty to act in the interest of all owners. When they don't, owners have recourse:

  • Engage the trustees directly, in writing
  • Refer non-compliance to CSOS (the Community Schemes Ombud Service)
  • Get 25% of owners together to call a special general meeting and replace trustees
  • In serious cases, apply to court for an external administrator to take over

Schemes under dysfunctional management are increasingly common in South Africa. Don't assume a scheme is well-run because the property looks good.

Non-Compliant Alterations Follow the Property

Enclosed balconies turned into bedrooms. Garages converted to living rooms. These alterations don't disappear when a unit is sold — they follow it.

Sellers are legally obligated to disclose unauthorised alterations. Failure to do so is a latent defect and can result in the deal being cancelled with damages claimed against you.

Buyers should compare the sectional plan to the physical property. If what you're buying doesn't match the plan, find out why before you sign.

A Word on Duets

Duets are particularly common in Pretoria — two units that look like separate freestanding homes but are legally a sectional title scheme. The land is not subdivided. The gardens and driveways are common property. All sectional title obligations apply.

If you're buying or selling a duet  — verify the title deed and treat it exactly as you would any other sectional title transaction.

Before You Sign: The Questions That Matter

  • Are audited financials available and up to date?
  • What is the current levy arrears figure?
  • Is there a 10-year maintenance plan with a funded reserve?
  • What does the body corporate's insurance actually cover?
  • Are there any unauthorised alterations to the unit?
  • Does the sectional plan match the physical property?

Sectional title done right is a sound investment. Done without the right due diligence, it's an expensive lesson.

Work with agents who know the right questions. And ask them every time.