Maintain what you own 

As much as we regularly service and maintain our motor vehicles, the buildings we own, also need regular maintenance. In many instances, a regular check over the building's structural elements and fittings can save many thousands of Rands. Here are few pointers to help give buildings a health check-up from the roof to the basement.

We must bring your attention to the following:

1. Buildings insurance is subject to the law of average , in other words the sum insured should be for the current replacement value ( average R 6250 per square meter ) plus Vat , quantity surveyors 2% of sum insured value , Municipal plan submission & architect fees 8.5% , fire brigade & removal of debris demolition costs 2%. This would be the total sum insured including these costs , if you were under insured or select a lower value the insurer would deduct the percentage of the difference and deduct off any claim and you would be your own insurer for the difference .
2. Escalation percentage is currently 14.3% for 2008/2009 period as a guideline.
3. We do recommend that you get a proper valuation done to check your value against your sum insured to avoid under insurance.

 Leaking Pipes

• In extreme circumstances, an undetected leaking mains water pipe can lead to major problems including the subsidence of foundations after waterlogged subsoil layers swell, causing major cracks in walls.
• To check whether you have a water leak, turn off all taps in the building and garden and then record your water meter reading.
• If after a period of time the meter reading advances, you could have a problem. Have a plumber check both the main water pipe leading to the building and internal plumbing, and repair as necessary.

Gutters

• The gutters and storm water drainage system should be checked monthly.
• Gutters should be free of debris and drains must be free of any blockages.
• The overflow from gutters and downpipes can cause thousands of Rands in internal and external damage.
• Overflows will find their way through your eaves and on to the internal finishes, soaking the walls and loosening your
• plaster in the process.

In late summer or early autumn it is essential to clean all gutters, especially box gutters where an overflow can direct storm water back into the home. All gutters should be cleaned thoroughly and ideally a gutter guard system fitted to prevent the build-up of debris in the gutters. Look for rust signs on the underside of the gutter and telltale drips. Don't put off replacing damaged lengths. Take a close look at all your downpipes while it is raining. They tend to rust at the back first and can be gently soaking a wall for a season or so before it become obvious.

Check whether the outlets discharge into drains, or onto garden beds and driveways. If it's the latter two, make sure no new landscaping has diverted the water back towards the property. Even the cleanest gutters won't be effective if the pipes that take the storm water out to the street drains are blocked – a blocked pipe can be just as damaging as a blocked gutter. It is far easier to have a plumber clean a blocked storm water pipe before the rain sets in.

Trees

Tall trees or shrubs should be trimmed to ensure their branches are not overhanging the roofline. Every three months, or at the change of seasons, ensure branches of trees or tall shrubs are cut back two metres from the roof.  

The annual check up  

As part of the ongoing maintenance of the building, it is important to do an annual thorough inspection:

• Inspect the hot water cylinder. The life of a water heater is typically 5 to 8 years
• Check the condition of other outside items such as rainwater tanks and structures such as carports and pergolas
• Check the condition of windows, doors, locks, lighting, appliances, and all other areas inside and out
• Check the condition of steps and handrails
• Replace damaged gutters, downpipes
• Check roof tiles or sheeting for faults or leaks
• Check walls for cracks and damp and the condition of floors, ceilings, paths and fences
• Remember that damage to one component of a building, such as a wall, may be indicating a further unforeseen problem,
• so act on your suspicions.

These checks should be repeated annually whilst keeping a vigilant eye on the condition of the building – you may find it easier to arrange a professional building inspection to make sure nothing is missed. The reward for a well-maintained building is not only freedom from some unexpected repairs and levies, but a better re-sale value as well. And it should be remembered that building insurance covers accidental damage, not maintenance expenses, so attending to a problem earlier, rather than later, could save you hundreds of Rands.

Damp

• Damp is just about the most destructive problem a building will face.
• Like a car, a building needs regular maintenance to ensure your greatest asset is kept in the best condition.
• Recent wet weather has left many homeowners realizing that a few hours maintenance during summer could have saved unnecessary concern and damage to their property.

Excessive pooling of water around the footing can ultimately cause problems with movement of the footings and cracking of the walls. It is a good idea to make sure that all access points to the property are well paved to prevent mud and water damaging floor coverings and clear-finished floors. But beware of surfaces that become slippery when wet.

Electrical

Also deserving a monthly inspection are smoke detectors/alarms and electrical circuit breakers. Trustees should encourage unit owners and tenants to avoid overloading plug points and excessive use of plug adaptors or so called double adaptors. Although an Electrical Compliance Certificate is required at the time of the sale of a unit / building,