Park View Mansions, 5 Brunswick rd, next to Bagamoya, seems to be an abandoned building. Uncertain if it has been declared a problem property or not, or if there are current legal proceedings against the owners or not.

Legal definition and actions:

https://openbylaws.org.za/akn/za-cpt/act/by-law/2020/problem-property/eng@2020-11-27⁠

⁠

Cape Town’s Problem Property Bylaws are here:

https://resource.capetown.gov.za/documentcentre/Documents/Bylaws%20and%20policies/Problem%20Building%20By-law%202010.pdf⁠

⁠

How to report a problem building:

https://www.capetown.gov.za/City-Connect/Report/Report-illegal-land-use/Report-a-problem-building⁠

⁠

Concerns

A derelict building decreases the property value of Bagamoya

It increases the chances of squatting and crime, which has happened in the past already

It is unsightly

The backyard is unkept and might attract vermin

It could be a hazardous or unsafe structure

Valuation & rates

The City levies rates of 0.006344 per rand of a property’s worth for 2022/3, and 0.006273 for 2023/4, with a R15,000 exception.

The estimated annual rates due for 22/3 was (-R183,532) and for 23/4 will be (-R79,636), based on the property’s unit’s valuation (see below)

It seems that the City adjusted the valuation of the property 2023-2024 (do a search for 5 Brunswick

here⁠

)

Market value of the Property as recorded 2023.

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Market value of the Property as recorded 2023.

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In In 2013 Cape Town established a Problem Building Unit, in 2023 it had a staff of 18 (

source⁠

TimesLive⁠

)

Problem building fines:

https://resource.capetown.gov.za/documentcentre/Documents/Financial%20documents/Law%20Enforcement%20Tariffs.pdf⁠

⁠

Unintended consequences

Despite the potential risk of future squatters, illegal or criminal use and risk of Bagamoya property devaluation, there is a risk of forcing the restoration of the building, including: extended construction noise, and a period of new tenants moving in. These seem low, but should be noted.

Questions

Does the property have any liabilities toward the City (for unpaid rates or unpaid fines)?

What can be done by us to facilitate an order to force the sale or restoration of the building?

Has the building been declared a “problem building” or is it just a “building with problems”?

Communication & timeline

Jan 9

Your query relating to Problem buildings - Unkept, Abandoned etc - C3 has been received and will be attended to shortly. The service request number 9116413277 may be used as a reference should you require it.

Jan 10

Contacted CoCT. Found out

There are no rates levied on the building (which is confusing)

The updated request number was opened in 2010 (not sure what has happened between then and now, but assume not much)

There has not been tenants registered since 2011/2 (might assume that the people at night are squatting - or keeping an eye that others won’t squat)

Contacted councillor Francine Hingam.

Mar 17. Councillor responded.

Jun 6

preliminary inspection was conducted at the above and findings as follows:

No persons were present or observed at time of inspection; No visible signs of vagrancy; Property was not secured; Building was secured and in certain places with lock and chain; The building displays signs of abandonment, unoccupied and neglected; Signs of vandalism; No dumping or overgrown vegetation in the front of the property;

A case file to be generated for further investigate the matter.

Owner to be traced and assistance will be requested from sister departments.

So further action is being taken and hopefully they will be able to locate the owner to request that they secure the property. If you see no visible difference in a month then we can follow up again.

Jul 31 Councilor responded:

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