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Bodies corporate, here’s when you CAN’T sequestrate owners

In the recent case of the body corporate of Empire Gardens v Sithole, the body corporate applied for the sequestration of an owner in the sectional title scheme to recover their arrears levies after they had exhausted all other remedies.

The benefit of a sequestration order is that arrears levies would be considered a cost of realisation of the property and would be paid before any of the claims of other creditors were considered. Nedbank opposed the sequestration proceedings, as its monthly bond repayments were paid up to date. The bank argued that if the owner were to be sequestrated, the only creditor who would derive any benefit would be the body corporate.

The court refused the application for sequestration.

The provisions of the Insolvency Act require that the sequestration of a person must be to the benefit of his creditors as a whole. Since the only creditor to derive any benefit was the body corporate, the court could not provide the body corporate with immunity from the operation of the Insolvency Act.

Why you should avoid repossession at all costs

This judgement leaves bodies corporate in a sticky situation. By law it is required to collect levies, but cannot always rely on the strongest fall-back position in the case of non-payment, which is the sale of the sectional title unit itself. In such a case, prevention is better than cure: Until the legislature changes the Insolvency Act to provide protection to bodies corporate in this situation, levy collection procedures need to be monitored closely to prevent any arrears situations.

Who is Tiaan van der Berg?

MC van der Berg, of MC van der Berg Incorporated.

MC van der Berg, of MC van der Berg Incorporated.

M.C. (Tiaan) van der Berg, BLC LLB LLM (UP) H. Dip Labour (UJ) Dip ADR (AFSA/UP), is an admitted attorney, conveyancer and notary, and the founding director of M.C. van der Berg Incorporated, a legal practice specialising in property law. He is also the co-director of Mcademy Training Institute.



David A Steynberg, managing editor and director of HomeTimes, has more than 10 years of experience as both a journalist and editor, having headed up Business Day’s HomeFront supplement, SAPOA’s range of four printed titles, digimags Asset in Africa and the South African Planning Institute’s official title, Planning Africa, as well as B2B titles, Building Africa and Water, Sewage & Effluent magazines. He began his career at Farmer’s Weekly magazine before moving on to People Magazine where he was awarded two Excellence Awards for Best Real Life feature as well as Writer of the Year runner-up. He is also a past fellow of the International Women’s Media Foundation.

Review overview
  • Marlene Boshoff 17th September 2018

    Levies being so high at most body corporates, why can BC not be resposible for paying rates and taxes?

    BC should not have so much money in reserve that they have to pay tax on extra income. Why are BC taxed on this money?

    All BC are run like a business, i do understand that they have to make enough to look after the complexes, it has now been taken to ridiculous heights. At the cost of owners, that then loose property, because of high levies and rates and taxes.