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). 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: Sec65539 Insurance: CIB The number to call: 0861225225

The help desk is actually very good! They will arrange for someone to inspect and repair the issue. (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.

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 cost for a normal small (150 litre) solar geyser isn’t significantly more expensive than a regular geyser (see below). There is also less risk of water damage as they are entirely located on the roof and would spill water on the roof just like rainwater would (but they are more exposed to the natural elements up there). The trustees can decide if a special levy should be raised for certain expensive or very large geysers which would raise premiums. 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.

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