Insurance

Our insurance broker is CIB Policy number: Sec/65539 The number to call: 0861225225 Broker: Phoenix (Zena) 021-702-7960

For policy wording, claims history, and schedule

see the documents here⁠

The biggest claim in sectional titles is for geysers. See the dedicated page

Geysers⁠

We had claims for wind damage (that ripped out a sliding door) and it seems that tenants are covered for doors, windows, sliding doors, and so on. Confirm the details in the policy wording and insurance schedule documents, above.

There is an excess (deductible) due for insurance claims. The excess is zero on geysers. For claims by the trustees to damage to the common property, the Body Corporate will have to pay the excess. For claims to damage to individual units or their exclusive use areas, the owners will be liable for excess payment.

⁠

Procedure for claims

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.

Valuations

According to Prescribed Management Rule 23(4) sectional title schemes need to do an evaluation every three years to remain compliant with a schedule of replacement values. If the building is under-insured, there can be repercussions/liability on the trustees for not fulfilling their duty.

Insurers don’t do valuations, but work at arm’s length with independent valuers (

see why⁠

Bagamoya’s last valuation was done by Steer on 11 February 2022 and is due in 2025.

Claims

2024 - 05. Delia (Unit 11’s) geyser issues and repair.

Logged here⁠

2024 - 08. Delia (Unit 11’s) sliding door damage and repair.

Logged here⁠

2025 - 04. Werner and Charlie’s (Unit 10) geyser burst and replacement replaced. There was a shortfall of R4,000 (due to being a more expensive solar geyser) paid by owner out of pocket.

2025 05 - Melani’s (unit 8) cold-water vacuum breaker was faulty and replaced. The issue was resolved on the same day, insurance covered it with no excess.

2025 06 - Anneke (unit 5) geyser burst and replaced.

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