It’s getting hot in here: Geysers and hot-water installations in sectional titles
21 August 2026 | Nicole Nel
Geyser-related issues are the single biggest cause of insurance claims in South African sectional title schemes. According to specialist sectional title insurers, approximately 70% of all claims are geyser-related. These claims include both the cost of replacing the geyser and the damage caused to ceilings, walls, flooring, and electrical systems.
For owners, trustees, and managing agents, understanding who is responsible for what, is not just helpful, it is essential.
Why does location matter?
When determining responsibility, the first question needing answering is “where is the geyser physically located”, because location determines the starting point of responsibility.
Prescribed Management Rule (“PMR”) 31 of Annexure 1 of the regulations to the Sectional Titles Schemes Management Act 8 of 2011 (“the STSMA”) states:
"Notwithstanding that a water-heating installation forms part of the common property and is insured by the body corporate, a member must maintain, repair and, when necessary, replace such an installation which serves that member's section or exclusive use area; provided that where such an installation serves sections owned or exclusive use areas held by more than one member, the members concerned must share the maintenance, repair and replacement costs on a pro-rata basis."
This means:
If the geyser is inside the section: the owner's maintenance obligation under the STSMA is clear. The owner maintains, repairs, and replaces it - full stop!
If the geyser is on the common property: (e.g. in the roof space) This is where most disputes arise. Because the STSMA makes maintenance of common property the responsibility of the body corporate, on the face of it the geyser on common property also appears to be the body corporate's responsibility, both operationally and financially.
But no! Enter PMR 31. Owners must handle the maintenance, repair, and replacement of geysers even if they are located on common property. This is an explicit exception to the body corporate's general duty to maintain common property.
Shared geyser serving multiple sections: If the geyser serves more than one section or exclusive use area (“EUA”), those owners are responsible to maintain, repair, and when necessary replace the geyser on a pro-rata basis.
Central boiler system serving the whole building: Where hot water is supplied to all sections from a central boiler, typically found in large older buildings, the maintenance is the body corporate's responsibility and is paid from the administrative fund, and all owners contribute towards the maintenance, repair and replacement of same through their monthly levy contributions.
In summary, the STSMA requires that the owners who receive a flow of heated water from a geyser or other water-heating device must maintain, repair, and replace it at their own cost, even though the device may be situated on the scheme's common property and insured under the body corporate's policy.
Who insures what?
The body corporate insures the building, and this generally includes the geysers. Regulation 3(e) under the STSMA lists risks a body corporate may insure against, including "water escape, including bursting or overflowing of water tanks, apparatus, or pipes." Ideally, bodies corporate should insure all geysers in the scheme.
But being insured by the body corporate does not mean the body corporate carries the financial burden when something goes wrong.
Even if a geyser is part of the common property and insured by the body corporate, the owner must maintain, repair, and replace it when necessary if it serves their section or EUA.
Who pays the excess?
PMR 23(2)(b) states that owners must pay any excess related to damage they are responsible for repairing or maintaining under the STSMA or rules.
Owners are required to provide written proof of excess payment to the body corporate within 7 days of a written request. This means owners must cover the excess for claims associated with their section and any EUAs they maintain.
In terms of PMR 31, the owner must maintain the geyser. It therefore follows that the owner of the section served by the geyser will be required to pay the excess on any geyser repair or replacement claim.
PMR 31's shifting of maintenance responsibility for a geyser on common property to the owner also means that any excess applied to a claim for a geyser on common property must be paid by the owner or owners of the sections supplied by that geyser.
What does the insurance actually cover?
While geysers are insured for normal perils such as fire, storm, and impact, the full cost of wear and tear, including the need for a new geyser, is borne by the owner.
Over the years, insurers have started including a geyser maintenance section with specific conditions and policy wording, mainly due to market expectations and demand.
This has allowed insurers to provide clearer and more comprehensive benefits and to manage geyser risks more proactively. Each insurer will have their own definition of a geyser and list of events they will or will not cover.
Importantly, insurers will not reimburse the cost of fixing root causes that fall under maintenance responsibilities. Unblocking a drain might be excluded, though any resulting water damage could be claimable if it meets policy criteria.
Practical tips for owners and trustees
Trustees and managing agents who schedule routine inspections can drastically reduce claim frequency, protect the community's insurance standing, and minimise financial disruptions.
Geysers over 5 years old should be inspected annually. Proactive checks prevent emergencies.
Should either the body corporate or the owner fail to maintain or repair their areas of responsibility, the other party is able to lodge a dispute with the Community Schemes Ombud Service (CSOS).
Summary
The law is unambiguous: the owner pays.
Whether the geyser is inside your section or on the roof, if it serves your section, it is your geyser to maintain, repair, replace, and pay the excess on.
The body corporate insures it, but that is largely for the building's protection, not to relieve the owner of cost. Owners who understand this upfront avoid nasty surprises. Trustees who enforce it consistently avoid costly disputes.
If you have any questions about this article, please contact info@tvdmconsultants.com or call 061 536 3138.
About Nicole Nel
Nicole Nel is a Senior Community Schemes Consultant at TVDM Consultants.
