Geysers

The majority of insurance claims in sectional titles come from geysers, so this is something that trustees should familiarise themselves with.

Bagamoya has 11 normal geysers and one solar geyser (for unit 10). These are all insured as per our insurance schedule, which should be updated annually. A large cost of geysers malfunctioning is when they burst, which could result in water damage.

Despite the requirement to insure all geysers, sectional title law (specifically PMR 31) states that the “owner is responsible for the necessary repairs and maintenance” of geysers.

When a claim is made for maintenance, repair, or damage, the owner of that unit will be responsible for any excess.

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https://stratafin.co.za/2022/12/08/sectional-title-insurance-for-owners-what-you-need-to-know/⁠

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https://addsure.co.za/sectional-title-geyser-claims-what-you-need-to-know-about-limits-and-excess-payments/⁠

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In May 2024 we had a faulty geyser (which occasionally blew off the exterior overflow piping). In Apr 2025 a geyser burst and was replaced.

The procedure to follow:

Owner should contact the trustees (and the managing agent) via email.

The owner should only then be given the details of our insurance. Policy number: Sec/65539 Insurance: CIB Broker: Phoenix Risk The number to call: 0861225225

The help desk will confirm coverage and send someone for inspection.

If the inspectors find that it is a maintenance event, the owner will be liable for the call-out fee and maintenance work (as maintenance isn’t covered). If the inspectors find that it is an insurable event (such as a burst geyser), they will notify the insurer (CIB) of this.

CIB and Phoenix risk will then review the insured amount and other policy details and authorise the repair or replacement work. (Note that this step can be slow and frustrating; the owner can/should call our agent and the insurer and the plumber to help move the communication along) (Also note that in the 2024 claim they had to come FIVE times as the repair was insufficient each time).

The owner will be responsible for any excess payments, between them and the insurer via the managing agent. In 2025 there was a shortfall of R4,000 that the owners were liable for. (Note that the owner can, once authorisation has been given by Phoenix/CIB, use any plumber of their choice for the repairs or replacement, up to the authorised amount. This could avert the need for extra payment if the plumber recommended by CIB gives a quote that is higher than the amount authorised by CIB)

The owner should notify the trustees and managing agent that the issue has been resolved and can be closed.

Solar geyser information

If a unit would like to upgrade to a solar geyser they need to request it in writing to the trustees via the managing agent. This will be entirely for their own account and expense.

The owner should provide a solar geyser Certificate of Compliance from the certified installer to the Body Corporate, to ensure that the electric and plumbing work has been done without risk to the building.

This certificate should in turn be sent to the insurer, to ensure that the insurance schedule is updated accordingly, otherwise the geyser won’t be insured as is required.

The solar geyser panel isn’t currently insured against theft, and should be for the owner’s own account unless otherwise agreed.

Original installation cost (2013):

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Aquasolar Invoice - Susan Cleary - 150L Aquasol.pdf

69.4 kB

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2024 Jul update:

Werner contacted Aquasolar (078 322-3484) and they said the replacement cost of the exact same unit would be R10,200 for the geyser and R5,600 for the solar panel. A brand new installation (which would require piping, drilling, fitting, and more) for the exact same unit will be R24,000.

2025 Apr update

Werner’s solar geyser burst and was replaced. There was a shortfall of R4,000, paid by owner out of pocket.

2025 May

Melani’s cold-water vacuum breaker was faulty and replaced. The issue was resolved on the same day, insurance covered it with no excess.

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