Buying into a sectional title complex, gated estate, or homeowners’ association (HOA) is very different from purchasing a freestanding home. When you buy in a community scheme, you don’t just buy a property -you buy into a shared way of life. That means collective decision-making, financial contributions, and rules designed to balance everyone’s rights and responsibilities.

At VDM Attorneys, we regularly guide buyers and estate agents through the fine print of sectional title and HOA ownership. Here’s what you need to know before you sign that Offer to Purchase.

1. Understand Levies and Special Levies

Monthly levies are the lifeblood of a community scheme. They cover expenses such as:

• Security services;
• Garden and pool maintenance;
• Insurance on the building structure; and
• General upkeep of communal property.

In addition to standard levies, schemes sometimes raise special levies for major projects - painting, roof replacements, or infrastructure upgrades. These can run into thousands of rand and often come as a shock to new buyers.

Pro tip: Ask for the most recent levy statement and check whether any special levies have been raised or are planned.

2. Review the Rules and Restrictions

Every community scheme has its own management and conduct rules. These might cover:

• Whether pets are allowed (and what kind);
• Parking arrangements;
• Renovation permissions;
• Short-term letting policies (like Airbnb); and
• Décor restrictions, such as exterior paint or satellite dishes.

Before you commit, make sure you’re comfortable with the scheme’s lifestyle requirements. Always request a copy of the rules from the Body Corporate or HOA.

3. Check the Financial Health of the Scheme

A scheme’s financial position directly affects your investment. Warning signs include:

• High levels of levy arrears;
• No reserve fund for future maintenance (a legal requirement under CSOS); or
• Large outstanding debts.

Healthy finances ensure the scheme can handle repairs and emergencies without continually raising special levies.

Pro Tip: Reviewing the annual financial statements gives you peace of mind about what you’re buying into.

4. Know Your Rights Under CSOS

The Community Schemes Ombud Service (CSOS) exists to regulate schemes and provide affordable dispute resolution. From levy disputes to rule enforcement, CSOS helps resolve issues without expensive litigation.

Trustees are legally required to:

• Submit annual returns to CSOS;
• Collect the CSOS levy from owners; and
• Ensure compliance with CSOS regulations,

Why it matters: A compliant scheme is easier to live in and offers stronger legal protection.

5. Clarify Insurance and Maintenance Responsibilities

• The body corporate insures the building’s structure (walls, roof, communal areas)
• Owners are responsible for everything “from the paint inward,” including cupboards, tiles, fixtures, and any interior improvements
• Personal contents are not covered - you’ll need your own household and contents insurance.

6. Be Honest About Lifestyle Fit

Community scheme living is ideal if you value:

• Security and controlled access;
• Shared amenities like gyms or clubhouses; and
• A strong sense of community.

But it’s less suited to buyers who dislike rules, restrictions, or the idea of attending AGMs. Understanding your own lifestyle preferences is just as important as reviewing the paperwork.

Conclusion: Buy With Your Eyes Wide Open

Community scheme living can be secure, convenient, and rewarding - but it requires commitment to shared responsibilities. By doing your homework on levies, rules, finances, and CSOS compliance, you’ll avoid nasty surprises.

At VDM Attorneys, our conveyancing and sectional title specialists ensure buyers understand exactly what they’re committing to before transfer. With our guidance, your property journey will be smooth, compliant, and stress-free.

👉 Thinking of buying into a sectional title or estate? Let VDM Attorneys review your levy statements, rules, and compliance documents before you sign. Smooth transfers start here.