Understanding sectional title living: Who’s responsible for what

One of the biggest attractions of buying into a sectional title scheme is that it comes with shared responsibility. You don’t have to shoulder all the costs; you benefit from communal security and neatly maintained common areas. But there’s a flip side too: when something goes wrong, many owners aren’t sure whether it’s their responsibility or the body corporate’s.

At first glance, the dividing line seems simple - as an owner, you look after the inside of your unit, while the body corporate takes care of shared spaces and external structures. In practice, however, the reality is far murkier. Questions arise around painting, plumbing, gardens, and exclusive-use areas that sit on the border between private and communal responsibility.

“Understanding where responsibility begins and ends is essential for smooth living and avoiding disputes that can sour relationships between neighbours,” says Steven van Rooyen of Leapfrog Milnerton and Cape Collection.

Inside vs outside: Drawing the line

A helpful rule of thumb is that everything within your four walls is your responsibility, while everything outside falls to the body corporate. This includes flooring, cupboards, bathroom fixtures, and interior walls. The body corporate, meanwhile, typically maintains external walls, the roof, stairwells, communal driveways, and shared corridors.

“The emphasis is on usually, which is why it’s essential to familiarise yourself with the scheme’s rules,” Van Rooyen advises.

However, property maintenance isn’t always straightforward:

• Painting and upkeep: The body corporate usually paints the exterior, but debates often arise over front doors, balconies, and window frames.
• Private gardens and patios: Exclusive-use gardens may look private but remain common property. Owners typically handle daily maintenance, while the body corporate manages major repairs.
• Leaks and damp: If a roof leak damages your ceiling, the body corporate fixes the roof, but the owner repairs internal damage. If the leak originates from another unit, the responsibility shifts again.

“Many owners assume that everything within their boundary walls automatically falls on them, but that’s not always the case,” says Van Rooyen. “The sectional title plan and management rules are the ultimate authority.”

Why a well-run body corporate matters

The difference between a smoothly run scheme and one plagued by conflict often comes down to how well the body corporate is managed. Levies, though unpopular, fund critical maintenance such as painting, roof repairs, and security.

“Think of levies as insurance for your investment,” Van Rooyen explains. “Skipping payments or pushing back against increases ultimately undermines the long-term value of your own asset.”

Sectional title doesn’t only apply to apartment blocks - many townhouse and cluster developments also fall under this ownership model, and their maintenance responsibilities can be even more complex.

The role and responsibility of trustees

As sectional title living grows in popularity, understanding how your scheme is managed is crucial. Regional Director and CEO of RE/MAX of Southern Africa, Adrian Goslett, notes that many young homeowners volunteer as trustees without realising the extent of their duties - or that they can be held personally liable for certain failures in management.

To avoid financial or legal pitfalls, Goslett recommends that all trustees familiarise themselves with the Sectional Title Schemes Management Act and ensure the body corporate’s finances are in order before buying or volunteering.

Trustees must act in the best interest of the body corporate, avoid conflicts of interest, and can be held liable for any losses resulting from negligence or misconduct. “Being a trustee can be a thankless job, but it also gives you valuable insight into how your complex operates and ensures your investment is being properly protected,” Goslett adds.

Navigating disputes

“Even in well-managed schemes, disputes do arise,” says Van Rooyen. “Start with the body corporate trustees or managing agent, referring to the sectional plan and rules before escalating further.”

If issues persist, the Community Schemes Ombud Service (CSOS) provides a cost-effective way to resolve matters legally without going to court.

Van Rooyen advises buyers to do their homework before signing an offer: “Ask for the financial statements, body corporate rules, and recent meeting minutes. They’ll show how well the scheme is managed and what you’re really buying into.”

A balanced way to live

Sectional title living is all about balance - shared responsibility paired with individual accountability. With transparent rules, proactive trustees, and well-managed levies, it offers both community living and long-term property value.

“Done right,” Van Rooyen says, “sectional title schemes can deliver not just harmonious living but lasting protection of your investment.”