In light of water of the water crisis and water rationing, trustees and managing agents should be taking urgent steps to save water and mitigate against the impact of water rationing and impending water shortages.
This article is a relevant to all community property schemes but focuses on commercial and industrial business parks and property owner associations.
It has been reported in the press that the residential sector has cut down on water consumption but the industrial and commercial property sector has been slow to comply.
The emergency means that Trustees should divert funds or at least budget to move funds from other projects. Water saving and water storage should form part of the 10 year maintenance plans that became compulsory in October 2016.
Citing cost constraints as a reason to neglect common areas in a sectional title business park is short-sighted and could have negative effects on the value of individual units and their selling price.
Individual water meters
Traditionally Sectional Title schemes have not been developed with individual water meters. This practice does not encourage businesses, especially tenants to save water because they don’t pay directly for the water that they consume.
The water is included in levy accounts and shared among owners, which is not fair to those that do not use a lot of water. Increasingly, heavy water users are moving into business parks. Micro-breweries, food manufacturing businesses, chemical manufacturers and similar businesses all enjoy “free” water and do not take steps to conserve water because they do not pay for it directly. A while back, a water bottling company was discovered in a park in Milnerton. It had been bottling municipal water which it didn’t have to pay for!
Water storage
It isn’t too late in the year to install water tanks. Cape Town receives 20% of its annual rainfall during the summer months and the large expanses of roof space in business parks will mean that it won’t take a lot of rain to fill the tanks up.
Trustees should consider installing above and underground water storage facilities where there is space if the CoCT warning of the “New Normal”- almost permanent water shortages is to believed or at least take steps to minimise water consumption or use grey water where possible.
Trees and plants – Landscaping and greening of common areas
Trustees should resist the temptation to let trees die and to do away with garden beds.
Trees and gardens add value to Business Parks and even industrial parks. They have a very positive effect on occupancy levels, rentals and property values.
Aesthetically pleasing landscapes and trees are valued by high-end tenants, as their working surroundings reflect on the standing of their business. Shabby, bleak surroundings create a poor impression and discourage potential tenants.
Rather than removing trees and plants completely, Trustees should plant indigenous, drought resistant varieties. Adapting the landscaping for low water consumption could include drip irrigation, as well as indigenous trees, shrubs and ground covers.
Trees must be properly maintained by a trained arborist to prevent them from doing damage to paving and road surfaces during this time of drought. Trees that don’t receive adequate water will spread roots in search of water.
Trees should have adequate space around them to catch water so that roots don’t need to spread too Tree rings should be increased where possible and mulch should be laid around trees and in gardens beds to prevent heat build-up and prevent evaporation, especially where trees are surrounded by asphalt and concrete.
Should the decision be made to remove plants to replace them with stones, they must be laid on a water porous material that prevents the growth of weeds instead of PVC. PVC just adds to the water run off problem.
Well Points and boreholes
Simply drilling a borehole or well-point is not the answer to a consistent water supply says De La Porte – it is only a matter of time before the City of Cape Town (CoCT) puts a stop to the practice.Ground water cannot be extracted at whim. It’s not an endlessly available resource and is vulnerable to complete depletion.
It is up to the management, trustees and owners of units in communal industrial or commercial parks to practice corporate citizenship, to both preserve the value of their properties and conserve essential resources.
Jonty de la Porte, principal of De La Porte Property Group has worked in the commercial and industrial property market for over 23 years. He has experience in property investment, sales and leasing of all types of commercial and industrial property. De La Porte Property Group has previously managed a variety of industrial and commercial properties , including a number of high profile sectional title business and industrial parks. He has served as chair and trustee on the boards of numerous sectional title and property owner association schemes. He is a founding member and chair of the Montague Gardens – Marconi Beam Improvment District (MMID). He is a member of the Milerton Community Policing Forum and a member of the Joe Slovo Park Development Forum.
De La Porte Property Group 