With forecasts indicating the possibility of an exceptionally hot summer and increased pressure on water resources during the 2026/27 El Niño season, sectional title trustees are being encouraged to assess their schemes’ preparedness before December. Water consumption, ageing infrastructure, irrigation practices and emergency arrangements should receive particular attention as body corporates prepare for potentially challenging conditions. For schemes that have already experienced water supply interruptions or unexpected maintenance expenses, the coming months provide an important opportunity to address existing vulnerabilities.
The developing El Niño weather pattern is expected to increase the likelihood of above-normal temperatures across South Africa, with a heightened risk of below-normal rainfall in several summer-rainfall regions. Although rainfall predictions for Gauteng remain uncertain, the possibility of heatwaves and pressure on municipal water supplies presents practical concerns for residential communities. The uncertainty surrounding local rainfall makes advance preparation particularly valuable, as trustees must consider several possible conditions when planning maintenance and expenditure.
According to Pearl Scheltema, CEO of Fitzanne Estates, the coming summer should encourage trustees to consider how environmental conditions could affect the financial and operational responsibilities of their body corporates.
“Trustees are responsible for making decisions that protect the interests of owners and ensure that common property is properly maintained. When forecasts indicate possible water shortages and unusually high temperatures, it is important to understand how prepared the scheme is and whether existing maintenance and emergency procedures are adequate,” says Scheltema. “A body corporate should have a clear understanding of its infrastructure, its financial position and the practical arrangements available when essential services are interrupted. Preparing early gives trustees time to investigate concerns and make informed decisions.”
Water consumption deserves closer attention
One of the first areas trustees should examine is the scheme’s water consumption. Municipal accounts can provide valuable information about usage patterns, particularly when compared over several months. An unexplained increase in consumption may indicate leaking pipes, faulty irrigation equipment or other maintenance problems requiring investigation. In larger complexes, where extensive gardens and communal facilities contribute to water demand, relatively small inefficiencies can result in substantial additional expenditure. Trustees should also establish whether water meters are functioning correctly and whether regular readings are available to assist with identifying unusual consumption.
“Water losses can continue for months when consumption is poorly monitored. Trustees should understand how much water their scheme uses, investigate unusual increases and ensure that reported leaks receive appropriate attention. These are important financial management responsibilities throughout the year,” Scheltema explains. “The financial consequences of an undetected leak can be considerable, particularly when the body corporate is already managing increasing operating expenses.”
Trustees should also establish whether the scheme has reliable procedures for reporting leaks and arranging urgent repairs, particularly during December when contractors may have limited availability.
Rethinking communal garden maintenance
Gardens and landscaped common areas are another important consideration. Higher temperatures can increase evaporation and place additional pressure on plants, trees and irrigation systems. Trustees should review watering schedules, assess the condition of irrigation equipment and consider whether existing landscaping arrangements are appropriate for periods of reduced rainfall. Practical measures may include watering during cooler periods, using mulch to retain soil moisture and prioritising established trees and shrubs where appropriate.
Any adjustments must take account of municipal restrictions, the scheme’s maintenance responsibilities and the long-term condition of common property. Where extensive irrigation is required, trustees may benefit from discussing water-efficient maintenance practices with their gardening contractors before summer temperatures increase further.
“Maintaining attractive communal spaces is important to residents and contributes to the overall condition of a property. Trustees should understand the cost of maintaining these areas and consider how water consumption can be managed responsibly during periods of increased demand,” says Scheltema. “Even relatively straightforward changes to irrigation schedules and maintenance practices can contribute to more responsible water management.”
Preparing for municipal supply disruptions
Potential interruptions to municipal water supplies raise additional concerns, particularly for complexes with numerous households sharing common infrastructure. Trustees should establish how water is supplied throughout the property, identify any existing backup arrangements and understand which systems could be affected during an interruption. Where alternative water storage is being considered, professional advice should be obtained regarding installation requirements, water quality, maintenance and the scheme’s financial capacity.
Clear communication procedures are equally important. Residents should know whom to contact when supply problems occur and how updates will be communicated. For schemes with elderly residents or households requiring particular assistance, advance planning can help identify practical arrangements that may be necessary during prolonged interruptions.
“Residents need reliable information when essential services are disrupted. Trustees should establish who will communicate with owners, who will contact the relevant service providers and how urgent maintenance concerns will be handled. These arrangements become especially important during the December holiday period,” Scheltema says.
Making preparedness part of trustee meetings
Scheltema believes that anticipated weather conditions provide an opportunity for trustees to examine how environmental risks are considered during routine management discussions. Maintenance reports, financial statements and contractor arrangements already form part of responsible scheme oversight. Reviewing potential water supply difficulties and extreme heat risks can help trustees identify concerns requiring attention before they become more expensive or disruptive.
“Trustees should be asking whether essential infrastructure has been inspected, whether sufficient funds are available for urgent repairs and whether residents understand the procedures that apply during an emergency. These questions deserve consideration before the festive season begins,” says Scheltema.
Professional managing agents can assist trustees with coordinating inspections, obtaining quotations, monitoring expenditure and implementing properly authorised decisions. Their involvement can also help ensure that maintenance concerns are documented and that trustees receive the information necessary to consider appropriate action.
“With December approaching, trustees should review their water consumption, maintenance priorities and emergency communication arrangements. The possibility of a hotter, water-stressed summer deserves careful attention because the decisions made now can influence how effectively a scheme responds to difficulties in the months ahead,” Scheltema concludes.