In the realm of property management, managing agents play a crucial role in ensuring the smooth operation and maintenance of properties. In South Africa, managing agents are bound by specific laws and regulations that govern their activities. In this article, we will delve into the concept of managing agents, their responsibilities, and the applicable legal framework in South Africa.

What Are Managing Agents?

Managing agents are professionals or companies contractually appointed by property owners or body corporates/home owners associations to handle the day-to-day management and administration of properties and/or communal living schemes. They act as intermediaries between property owners and body corporates, home owners associations and/or tenants, ensuring the efficient functioning of residential, commercial or sectional title properties.

Roles and Responsibilities of Managing Agents

Managing agents roles and responsibilities are typically outlined in the contract they entered into with the relevant parties and can include tasks such as, inter alia, financial management, property maintenance, tenant relations and compliance with relevant laws and regulations. Their expertise helps property owners, body corporates and/or home owners focus on their core business or personal affairs while entrusting the management of their properties or communal living schemes to professionals.

• Financial Management: Managing agents are usually tasked with being responsible for handling financial matters related to the property and/or communal living schemes. This includes collecting levies, rent, budgeting, paying invoices and utility bills, and providing financial reports. They must maintain accurate records and ensure compliance with financial obligations.

• Property Maintenance: Where managing agents are tasked with maintaining the property they will typically, inter alia, oversee routine maintenance, repairs and renovations, ensure the property is well-maintained and in compliance with applicable health and safety standards. Additionally, they coordinate inspections, manage service providers and address maintenance issues promptly.

• Tenant Management: Managing agents can also be involved in tenant-related activities such as tenant screening, lease agreements, rent collection and dispute resolution. They serve as the primary point of contact for tenants, handling inquiries, addressing concerns and enforcing lease terms and conditions.

• Compliance with Laws and Regulations: Managing agents must ensure that the property adheres to all relevant laws and regulations. This includes compliance with zoning regulations, building codes, safety standards and applicable environmental laws. They stay updated on changes in legislation and implement necessary measures to ensure compliance.

Applicable Laws and Regulations

There are various laws that apply to managing agents, however the main ones include:

• Property Practitioners Act (“PPA”): The Property Practitioners Act governs the conduct of property practitioners, including managing agents in South Africa. It establishes guidelines for the registration, professional conduct and obligations of property practitioners. Managing agents must be registered under the PPA and adhere to its provisions to operate legally.

• Sectional Titles Schemes Management Act (“STSMA”): The STSMA regulates the management of sectional title schemes in South Africa. It outlines the rights and responsibilities of owners, tenants and managing agents in sectional title developments. It covers aspects such as governance, financial management, conduct rules, dispute resolution and maintenance obligations.

• Community Schemes Ombud Service Act (“CSOSA”): The CSOSA provides for the establishment of the Community Schemes Ombud Service, which oversees the resolution of disputes in community schemes, including sectional title, homeowners' associations, and share block schemes. Managing agents must be familiar with the CSOSA and the dispute resolution processes outlined therein.

• Rental Housing Act: For managing agents involved in residential property management, the Rental Housing Act is crucial. This legislation governs the relationship between landlords and tenants, specifying their rights and obligations. Managing agents must ensure compliance with the Act's provisions, particularly regarding lease agreements, rent collection and dispute resolution.

• Occupational Health and Safety Act (“OHSA”): The OHSA sets out health and safety regulations in the workplace, including commercial and residential properties. Managing agents are responsible for ensuring that properties comply with OHSA standards, conducting regular risk assessments, and implementing safety measures to protect occupants and visitors.

Conclusion

Managing agents in South Africa play a critical role in property management, ensuring the efficient operation and maintenance of properties. Their responsibilities can encompass a broad range of duties which may include, inter alia, financial management, property maintenance, tenant relations and compliance with applicable laws and regulations.

To operate legally and ethically, managing agents must adhere to the Property Practitioners Act, which governs their conduct and establishes guidelines for registration and professional obligations. Additionally, they must comply with other relevant laws and regulations such as the Sectional Titles Schemes Management Act, the Community Schemes Ombud Service Act, the Rental Housing Act and the Occupational Health and Safety Act.

By understanding the roles and legal framework surrounding managing agents, property owners can confidently entrust the management of their properties to qualified professionals. This collaboration helps ensure the smooth functioning, financial stability and compliance of properties in South Africa's real estate market.

Barter McKellar’s attorneys are property law experts and are able to assist with advising on all aspects in relation to managing agents. If you need assistance with a property matter, contact our offices today to schedule a consultation with one of our specialist property law attorneys.