Navigating painting projects in sectional title schemes
Authority, colour changes, and waterproofing
3 April 2025 | Razeen Khan
Maintaining the visual appeal and structural integrity of a sectional title scheme is vital. Painting plays a significant role in this upkeep, but it's essential to understand the authority needed for such projects, especially when altering colours, addressing waterproofing, or dealing with Exclusive Use Areas ("EUAs").
Painting | What is the body corporate responsible for?
In sectional title schemes, the body corporate is responsible for maintaining and repairing the common property, which includes external walls and roofs. Decisions about painting these areas, particularly when changing the colour scheme, require the correct resolution to be valid.
Generally, painting which forms part of the maintenance plan will not require a separate resolution. Special Resolution or Unanimous Resolution: Changing the colour of the scheme is more than maintenance, it’s considered an aesthetic improvement, which may require either of these resolutions depending on the circumstances.
Failing to pass the appropriate resolution can render the decision invalid and may lead to disputes, so it's important for trustees to follow due process.
Painting EUAs | Who is responsible?
EUAs, such as balconies or gardens, may remain common property but are for the exclusive use of individual owners. The body corporate is responsible for their maintenance, but costs are typically recovered from the benefiting owner on one way or another.
If an owner wants to paint or change the appearance of their EUA, they must first get trustee approval. The proposed change must be in line with the scheme’s aesthetic and cannot interfere with the rights of other owners. Trustees should consider each request carefully, bearing in mind the need for uniformity and harmony in the scheme’s appearance.
What to consider when waterproofing?
Waterproofing is often carried out alongside painting, particularly on exterior surfaces and rooftops. Proper waterproofing safeguards the structure from moisture damage, damp, and leaks — issues which can quickly escalate if not proactively managed. Waterproofing also fall under the body corporate’s maintenance duties and should be included in the 10-year maintenance, repair and replacement plan.
Final Word
A fresh coat of paint does more than brighten up a building, it preserves value, protects the structure, and uplifts community spirit. But in the world of sectional titles, it's not just about paintbrushes and colour palettes, it's about the right resolutions, waterproofing, and proper planning. With clear communication and compliance with the Sectional Title Schemes Management Act 8 of 2011 (“STSMA”), your scheme can stay safe, beautiful, structurally and legally sound.
Should you require any more information regarding this topic, don’t hesitate to contact us today on 061 536 3138 or at info@tvdmconsultants.com
About the Author:
Razeen Khan is a Community Schemes Consultant at TVDM Consultants, click here to learn more about him.