Trustee Year- End Report--2010 in Review

The following is a report from the Trustees of Knightsbridge Mansions of what has been done during 2010 to improve the quality of living, the physical structures, the maintenance issues, and the investment potential of Knightsbridge Mansions.

A.  ACCOMPLISHMENTS IN 2010:

1.     New Patio and Braai Area

     We were fortunate enough to capitalise on a very important estate sale of up-market patio furniture and equipment. The contents included full grown exotic plants, imported pots and teak patio furniture.  Full grown lemon, and olive trees, an iron-gate feature, a Webber Braai and wooden extension, and much more were included.  Another great feature was a very large fountain.  Additionally, we were lucky enough to acquire more furniture from an auction, all for a fraction of the cost.  Incidentally, the costs were mitigated totally from contributions of owners who transgressed the Conduct Rules for construction in their units rather than monthly levy contributions from members of the Body Corporate.

All of these items were restored and placed in the side yard, which used to hold the trash bins!

It is now a lovely upmarket patio for all residents of Knightsbridge.  The wall was painted and the whole area refurbished, including using the ground level bathroom as a facility for owners who are Braaing on the patio. The Trustees approved bringing the electrical supply to the patio area and providing a service board on a timer.  A large Art Deco light was also added to provide more light to the area in the evening hours.

An outside stainless steel sink was installed for the convenience of those who use the patio as well as contractors who work at the building. A glass door from the Patio to the Parking Area was installed at a great savings since it was a used door purchased from KWR.  The Trustees were pleased because of the better security, the blockage of the wind-tunnel effect, and the overall aesthetics. 

2. Lobby Upgrade

The ceiling of Lobby Foyer needed to be replaced and the electrical system within it needed to be rewired. The Foyer ceiling was reinforced and resurfaced, repaired and painted with access panels to get to the electrical system.

The floor tile in the foyer began to lift, probably due to the illegal use of a jackhammer in the construction work done in nearby units. The Trustees consulted with Terrazzo experts to determine whether the original floor could be restored, rather than replacing the tile. However, due to time constraints of the impending World Cup and the financial investment required, it was determined to find replacement tiles instead and to review the restoration of the Terrazzo floor at a later date.

Once the ceiling and electrical work were completed, a marble consol was added to the two pedestals that had been purchased with the patio furnishings and an Art Deco wallpaper border was used on the ceiling to upgrade the appearance of the lobby area. The result was the look of a restored Art Deco lobby.

3. Upgrade to the TV Cabling System

 Within the past year, the Trustees found that some residents had illegally connected to other resident’s satellite dishes, that cabling had been improperly installed, and that the reception was poor for quite a few of the residents.  This became exacerbated by so many residents wanting to watch the World Cup games.  To deal with this issue, we had to control the access to the satellite dishes and the cable boxes so that cables could be properly installed. 

 In June, Point Repairs, which has been working at Knightsbridge to install cabling for over a decade, was called in by the Trustees to review the faulty wiring and the complaints of poor signals for watching the World Cup games.  The poor wiring was evident on the Fifth Floor, which not only was unsightly but dangerous! Point Repairs investigated the satellite system at Knightsbridge and found the following problems:

• Mismatched multi-switches causing loss of signal strength.
• Cabling from lower floors going to the top floor, which was unnecessary.
• The need to combine the cables to make a “root” cable and to remove unnecessary cables.
•  
• The system had been tampered with by many installers, many of whom did not know what they were doing, had illegally tapped into other resident’s systems or were not aware of the lay out of the building’s cabling system, creating loss of signal strength and making it nearly impossible to detect how to maximize performance and proper installation. The mess with the wiring can be seen in the photo to the left.

Because of the work that Point Repairs has done with the proper methodology, the entire system now has better signal strength, greater life-span, can be increased for multi-systems, and is now capable of handling High Definition systems. The Trustees can not allow residents to set up their own satellite dishes for security, possible damage to the roof, and to avoid the problems noted above.

 The cost of rewiring, restoring, installation and connection to the junction box had to be at the expense of those residents in the building who choose to have cable TV.  A flat R1200.00 was charged to get the standard connecting wires to the boundary of a unit, i.e. the front or back door or window area. This charge also includes a maintenance fee of R250.00 for ongoing maintenance of the system. (PVR and Dual System connections will be a flat R2000.00 because of the additional labour and materials.)  The entire connection fee has to be paid prior to the work being done.  Because of the multiple problems noted above, the Managing Agent and Trustees will only use one source to create this connection, which at the present time is Point Repairs.

 The cost of connecting to the inside of the unit will be additional and will vary based on numbers of TV’s, type of systems, and the amount of cabling required.  The Trustees recommend Point Repairs to do this work, but a resident can use an installer of their choice to connect the cables inside of their units.

B. MAINTENANCE:

In 2010 we have continued with an action plan, a priority system and a methodology to address the needs of Knightsbridge Mansions’ infrastructure and mechanical elements. We have addressed problem areas with regard to roof work, plumbing, down-pipes, electrical, and security.   We formulated a methodology that would best address these areas in the short and long term, within our restricted budgets and general constraints of a building of this size and age. 

1.    External Lighting and Electrical Upgrade

In getting ready for the World Cup, one of the major things that the Trustees had been concerned about was how to increase the level of security at Knightsbridge.  They had considered security cameras which are a very expensive proposition, but one of the problems was that in order to get good images we needed to increase the level of lighting. 

 In researching what best to do, it was found that lighting is proven to deter criminal activity, and maximizes the effectiveness of any other security measures that are in place. The Trustees began to focus on increasing lighting to improve security. 

We repaired the Portico at the entrance of the building, and worked with lighting consultants to create spotlights that improved the lighting level and added an up- market look to the entrance. 

The second phase was also completed in creating lighting on the exterior walls of the front and side of the building.  This approach has been highly effective, while being prudent and cost-effective.  With the building's important position and high visibility on the corner of London and Beach Roads, and given the historical significance of Knightsbridge, it was important to maintain the features of the building and its magnificent gardens.

In January 2010, the Trustees gratefully acknowledge a generous gift of R12000.00 provided by Mr. and Mrs. Olitizki of Unit 203 to help defray the expenses for the external lighting.

Additional work was completed to the electrical room, including a new service and circuit breaker board, bringing the whole building’s electric service into one unit for easy access and safety.

2. Window Repairs: Kennedy Window Repairs has been addressing the needs of all the windows in the common areas. They have also worked closely with owners as part of the 50/50 payment programme to assist in the repair of windows within units as well.

3. Ground Level New Doors:  All the ground level exits and entrance doors were replaced with glass and aluminium doors to add maximum light and safety at night.

3. Roof Work: 

• Continued attention was necessary to end the chronic water problems with ingress of water into units on the fifth floor.  We have continued the waterproofing project of the roof area. Sky Site determined that the causeway and its water reservoir which drains the roof’s water runoff, needed to be resurfaced and waterproofed since it hadn’t been done in over forty years.

• The Trustees approved the installation of a protective covering for the torch-on waterproofing which covers the most sensitive area of roof water drainage system.

5.    Plumbing

• P J Plumbing cleaned and routed out the building’s drains.
• The water and drain pipes in light wells were sealed and painted and enlarged to capture the increase  drainage of water and to minimise blockage.

 6.    Gardens

• The gardens are even more beautiful than before and have become a valuable asset for our property values. Replacement plantings and additions have filled in the areas, so that many people comment that Knightsbridge has the most beautiful gardens along the seafront.
• Because of the electrical work on the exterior of the building, replacement plants and pots had to be purchased.
• The new patio created yet a third garden area at Knightsbridge.

C. SAFETY AND SECURITY

1.      Our security guards, managed by Proexec Security Network, continue to be an integral part of our building’s guardianship and add to the service-oriented and helpful atmosphere of Knightsbridge. Proexec Security has immediate response cars and armed personnel, should an emergency security problem become evident, making their response time faster and eliminating the need for additional service responders.

2.      Fire extinguishers have re-furbished and replaced where necessary.

3.      Additional exterior lighting including motion lights have been added to the car park and the patio yard, as well inside the light well off the parking area. 

D. INSURANCE RENEWAL:

1. Three quotes were obtained, but current insurer is the least expensive, while still providing “A Grade” service delivery. The Trustees decided to pay the premium quarterly in advance to save the 10% collection fee.
2. The high cost of insurance due to excessive claims continues to be a major problem.  Please see this issue under “Problem Areas.”

E. NEW POLICIES

1. Policy for a Plumbing and Electrical Inspections

Because of continued damage to units caused by poor construction and unlicensed contractors, new measures had to be taken by the Trustees.  Because of such damage, our insurance excess rate had gone up to R2500.00, which has to be deducted from the costs of the repairs. Furthermore, because some unit owners had used bad contractors in the past, they have created situations of extreme danger to the building and its residents.

According to Section Title Law, the body corporate has the right to enter units for inspection and repair.  The Trustees now require an inspection from the Knightsbridge approved contractors and inspectors--(unfortunately it is too easy to get false approval from unqualified contractors)--before a construction project commences and after the work has been completed.  This is also the case before transfer of property takes place, so that new owners and the rest of the body corporate can be assured that everything is up to code and these ongoing problems will be eliminated.

2. Construction Site Supervisor: It was resolved that the Body Corporate will contract a Construction Site Supervisor for major renovations to monitor and record transgressions and breaches for the body corporate.  The owners doing construction will have to put money in the Escrow Account of the BC attorney to pay for the Construction Site Supervisor.  The amount, to be determined by the Trustees, will be based on the estimated time and extent of the renovation project. 

3. Exclusive Window Repair: According to the Conduct Rules, the Trustees can make special provisions for the repair of windows.  Because some owners have utilised unqualified contractors, unfamiliar with building, they have made matters worse.  Therefore, Kennedy Window Repairs was selected and approved to work in concert with SkySite during their window washing and inspection to report on, make recommendations, and act proactively to take care of chronic window problems.  Letters were sent to owners with noted problems to utilise KWR solely for this purpose, reminding them that any interior window defect would be for their charge and that repairs if not made with the prescribed policy, the Body Corporate would not take any responsibility for any interior damage whatsoever and that the unit owner would be culpable for any damage to other units.

4. Safety and Security: The Trustees consulted with our attorney for the approval to remove entrance buttons to owners/renters as the Trustees deemed warranted.  This measure was approved since we provide 24/7 guard service to allow entrance and exit to the building.

F. PROBLEMS AND SOLUTIONS

1.    Cleaning Service

• The Trustees contracted with Dynamic Cleaning early in 2010 to do the daily cleaning.  Rodney Mathe is giving much better service and consistency than any other cleaning people that we have had in the past.

2.    Lift

·         There have been many problems with the lift this year. The Trustees meet with Mr. Faeez  Abrahams of Otis who explained the status of the lift, the safety issues and aspects, and the way forward to repair the lift. The door on the ground floor and the lock had broken down and the lift was unsafe to use for a number of weeks. Mr.. Abrahams advised that Otis would not repair the lift until a safety inspection has been done by a third-party consultant and a door was specially designed. 

·         Fortunately, the work was completed and the lift has been operating successfully ever since.  This is yet further reinforcement that the lift must not be used for heavy equipment, materials or for move-in and out.

3.    Conduct Rules at Knightsbridge Mansions 

Our Conduct Rules clearly specify the conditions and responsibilities that owners must follow in renovating their units.  These are specific, straightforward, and simple to follow. They include items such as hours that work can be done, removal of rubble from common property, not creating safety hazards, cleaning all areas of work immediately after finishing for the day, restrictions on deliveries, use of the lift, not damaging common property, noise nuisance, etc. 

·         Because of disregard for the Conduct Rules, some owners have had part of their deposits retained, and in some cases penalties have ensued.  This procedure has been taken to protect the rights of other owners and restoring the common property to its original condition.

·          Maintaining our Conduct Rules is a crucial factor in community living.  The Trustees have a legal duty to uphold and enforce these very reasonable rules for everyone’s benefit. Not to do so could compromise the effectiveness of the Conduct Rules and make all owners liable to share the expense of repairs for damage to the common property, rather than those who caused it in the first place. As a volunteer group, it should not be the responsibility of the Trustees to police the flagrant disregard for Knightsbridge and its Conduct Rules.

·         Many hours and legal expenses have been spent because of a few owners who have not followed protocol, have refused to adhere to the Conduct Rules, and have even caused damage to other units by their  deliberate neglect or that of their tenants. 

4.    Municipal Charges and Increases:

• The Trustees and two Managing Agents have attempted for two years to work with the Municipality to receive the electricity bill for Knightsbridge.  Countless telephone calls, emails and even personal meetings have taken place.  Finally, the bill was received and it was much higher than anticipated…over R35,000!  With the immediate assistance of the Managing Agent, Mr. Bauer, we were able to avoid any cut off in service.  The Trustees decided to pay this huge amount out of the current operating expenses of 2010, rather than raise a Special Levy. 

• There were also, as most of the owners are aware, large increases in all utility expenses.  Mr. Bauer advised Trustees about an expected increase of 25% for municipal services in July 2011 and a 33% increase in electricity from April 2011.

5.    Problems with Tenants:

·         Many owners and their letting agents do not screen their tenants well and do not follow the procedures for registering their tenants for security purposes or monitor move in and move out. Even though the body corporate has no legal relationship and receives no financial remuneration from renters, it is assumed by most tenants that the Trustees and Managing Agent should take care of their problems, even though it is the owners who are legally bound to do so.  

·         There were many notable problems during the year with tenants not following the Conduct Rules, such as illegally having pets, excessive noise, and improper garbage disposal. Owners have had to pay penalties as a result of these infractions.

     6. Arrears Levies

·         The Trustees have been addressing the serious problem with late levies.  Several owners were turned over for legal action and others had to pay interest on the unpaid amounts and legal fees that were needed to address the problem. The levies are calculated based on the approved levy budget at the Annual General Meeting. It was resolved that the levies are paid monthly, payable in advance, free of any transaction fees. The Trustees resolved that the interest rate on arrears levies be calculated at 20% per annum.

    7.Geyser Overflows and Insurance Claims

• There have been many insurance claims due to geyser problems and the resultant water damage.  This has put Knightsbridge in a precarious state with insurance.  We have been forced to pay a higher premium and excess amount.  The Trustees will continue to look for ways to resolve this issue, such as having all geysers checked on an annual basis, and perhaps not even having geyser problems as part of the insurance.  We will continue to update owners about these issues in the year ahead.

IN CONCLUSION

2010 was a very positive one for Knightsbridge Mansions and the accomplishments represent major steps forward in creating a functionally-sound building.  With the continuation of prudent restoration and maintenance, and barring any unforeseen emergency situations, more of our funds can be allocated to build up our reserves and future levy increases can be kept at a reasonable level.  Our increases in levies in the past few years, have barely kept up with inflation and increases in the cost of living.

We have continued to out-source the services necessary to run Knightsbridge professionally, without the direct supervision of Trustees, so that the Trustees can remain focused on the results, rather than the process.  Because of the changing legal systems, a building such as ours needs to have the flexibility to change service providers when we are no longer receiving the service required for the good of the body corporate. 

In 2010 we were able to add a patio-Braai area, complete the external lighting project, and up-grade the lobby area and Cable TV connections.  We continued in our maintenance programme and added a top notch cleaning service.  All in all, the building continues to improve and to increase in property value.

Seventy five years ago, Knightsbridge was the premier place to live along the Atlantic seafront.  Once again, we are proud to say that

“Knightsbridge is the Best Place to Live in Sea Point.”