The immediate consequence is that water rationing will be introduced, so that the supply of water might be interrupted. This raises concerns about the availability of water for fighting fires.
We have recently had all the powder fire extinguishers and fire hoses serviced; the main water supply systems to the sprinkler systems have also been checked and serviced.
There is a booster system for the water pressure to be adjusted should the pressure drop, which has also been checked and serviced. The tanks on the roof are connected to the fire hoses as an addition to the water we have in the system at present. Hence, all that can be done has been done.
We understand there are perfectly good reasons why usage changes, but owners not in residence need to know just in case.
The new management team looking after the Banking Hall (EventRoom) are now working on necessary repairs to the Banking Hall. They wish to cover the windows to the gym and the walkway on the other side: as the newsletter explained:
The operator wants to prevent onlookers gazing in from the gym and from the walkway on the other side (and improve some additional sound insulation at the same time). It is proposed that decorated polystyrene will be fitted against the windows (on their side of the glass) in the same way that other windows looking into sections have been obscured for privacy, from the inside. The nature of the decoration is to be determined.
Dino (from EventRoom) has two suggestions: 1) apply a one way vinyl to the glass, which will still give your tenants a view of the banquet hall. 2) apply sound proofing material to the windows that will block the tenants visibility of the venue but provide extra noise insulation. Any comments received before FRIDAY 17h00 this week will be taken into consideration. Trustees will then manage the process from next week.
We have reports of shouting, screaming, loud cell phone conversations and anti-social behaviour during Friday and Saturday nights. If we are to deal with this we need any evidence that you can provide. Please provide by email as soon as possible: firstname.lastname@example.org.
If there are further disturbances, it is important to call security immediately - 021 461 1698. Please collect any evidence and make notes that can go on the record.
Owners and residents are urged to study the new restrictions imposed by the City of Cape Town that are explained here.
In summary, you should IMMEDIATELY ...
- Cut your water use to less than 87 litres per person per day
- Limit water consumption to 20 kilolitres per month in total
- Use municipal drinking water only for essential washing, cooking and drinking purposes, and only use indoors
- Check and fix all leaks on your property
Following the scheduled AGM on 22nd June that was not quorate, the requisite number of members met at the same time on 29th June and concluded the business as discussed with those present on the 22nd June. Minutes will be circulated in due course.
Under the amended Sectional Title Act the number of attendees required at an AGM for a quorum has increased. On Thursday last week (22 June) the AGM was short of a quorum by about 10, including all proxies submitted. It was agreed that the agenda would be discussed, and that in accordance with the rules, there will be a follow-through meeting on Thursday this week (29 June) at which the business will be concluded. This meeting can proceed with only two members present but if you wish to be there, perhaps because you wanted to attend last week but were not able, please contact the office to confirm the exact time and location.
Our AGM is scheduled for 22 June next week. What you might not know is that the rules about the quorum and proxy arrangements have changed. Under the new rules, when compared with last year we will need almost TWICE as many owners represented in order to proceed. No one may have more than TWO proxies under the new rules (including the chairman). If the meeting is NOT quorate there are arrangements for a followup meeting a week later, but clearly this is not satisfactory for anyone.
We are therefore urging you to complete the proxy form sent to you with the notice of the meeting or - at the very least - to simply email your indication that you wish to pass an 'open' proxy to the meeting. If you are willing for your proxy to be allocated at the meeting then your proxy, with all the other 'open' proxies, will simply be shared out amongst those who do attend. Thank you for taking the time to do this - it is appreciated.
A suitable form of words for your email (please edit as necessary) would be:
To: The Body Corporate
Mutual Heights Body Corporate Sectional Scheme number/year: 326/2005
We, the undersigned owner(s) and member(s) give notice to the body corporate of the above scheme that I/we appoint the chairman to speak and vote on our behalf at the general meeting to be held on 22 June 2017 (including adjournments).
If he is not able to exercise this proxy appointment due to the restrictions contained in the proviso to section 6(5) of the Sectional Title Schemes Management Act, 8 of 2011, then we authorise the chairman to substitute a third party instead of himself as my agent.
[please insert your usual email signature]
Papers will be circulated in the usal way. Please let us know if you have any particular questions - there will be time for an open discussion at the end of the meeting. Trustees will want to focus briefly on the management of short-term visitors (such as, but not limited to, AirBnB), which we intend to manage using the new web site. More details at the meeting. Be there if you can, and if not PLEASE send in the proxy form that will be available with the papers. Thank you.
The City of Cape Town explains …
Level 4 water restrictions
Council has approved Level 4 water restrictions, effective from 1 June 2017 until further notice. Level 4 entails a ban on all use of municipal drinking-quality water for outside and non-essential purposes. Associated Level 4 restrictions tariffs will be implemented as of 1 July 2017 (see tariffs below).
Insufficient rainfall and fast declining dam levels have led to the current unprecedented water crisis.
• Cut your water use to less than 100 litres, per person, per day
• Use municipal drinking water only for essential washing, cooking and drinking purposes, and only use indoors
• Check and fix all leaks on your property
Level 4 water restrictions include the following:
• No hosing down of paved surfaces with municipal drinking water.
• No irrigation/watering with municipal drinking water allowed.
• No washing of vehicles and boats with municipal water. (Commercial car washes may apply for exemption.)
• Private swimming pools may not be topped up or filled with municipal drinking water.
• Use of portable play pools prohibited.
• Water features may not use municipal drinking water.
See a detailed explanation on the city web site HERE
Last updated: 26 November 2017
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