Dear owners and residents,

As trustees we try to keep you informed of the current affairs in our building and our community. This update is long overdue, for which my apologies. I will try and make this a monthly communication.

Christian, Chairman The Village Hout Bay

Maintenance

We have been replacing roof sections over the past months, prioritizing critical areas where water poured into units. Less critical areas, like those with damp or mould, are being addressed next. Weather delays the work, but progress continues. So far, we’ve replaced 20 roof sections of 16m² and 4 box gutters in the Terraces.

Top-floor balconies are another source of water ingress. Cracks in walls, poorly installed door frames, and some design flaws are under investigation. Fixing these issues is complex and requires structural engineering validation. Cost-sharing among owners, the body corporate (BC), or both is still under discussion.

Our in-house team, plus two additional workers, are working full-time on this.

Extractor Fans

Most roof extractor units were replaced in 2023. Four remaining units are scheduled for replacement in 2025. Each extractor serves six units. If your unit is affected by an older fan, you may experience a reduced airflow.

Building Security

We are upgrading the security system to an intercom-based solution. This system will allow residents to see visitors and control access directly. The current token system was poorly managed over the years. I audited it, removing unvalidated tokens. For revalidating existing tokens, please contact security@thevillagehoutbay.com.

We are also upgrading the video surveillance system to include facial and license plate recognition. Due to declining service from Deep Blue, we are negotiating with other armed response providers. Gathering multiple quotes, as required, takes time, but I hope to finalise this within 1-2 months.

A few months ago, we dismissed one of our receptionists due to repeated misconduct. To prioritize maintenance projects (budget), we have not yet hired a replacement. Once the intercom system is fully implemented, the absence of a weekend receptionist will no longer impact operations. Please note that receptionists are not responsible for security.

Other Initiatives

As a full-time resident trustee, I take these issues seriously. Limited resources, budget, and weather affect our progress. At the next AGM, I will propose levy changes to accelerate maintenance. I hope owners will support this.

Currently, we have only five trustees, most with full-time jobs. More owner involvement would improve BC performance.

Encourage your tenants to sign up on our website for better communication.