Why a 10-Year Maintenance Plan is essential for your scheme: Legal and practical imperatives
05 June 2026 | Jannie van den Heever
In the world of sectional title schemes, responsible management is about more than collecting levies and paying accounts, it requires careful long-term planning to protect both the value of the property and the rights of owners. One of the most critical obligations trustees have is to ensure that a comprehensive 10-Year Maintenance, Repair and Replacement Plan (commonly called a “10-Year Maintenance Plan”) is properly prepared and maintained.
This is not merely a best practice, it is a legal requirement in terms of the Sectional Titles Schemes Management Act, No. 8 of 2011 (“the STSMA”) and its Regulations. Specifically, Regulation 22 of the STSMA mandates that every Body Corporate must prepare a detailed plan that sets out anticipated maintenance, repair, and replacement costs of the scheme’s major capital items over the next decade.
What must the 10-Year Maintenance Plan cover?
The plan must, at minimum:
Identify all major capital items (e.g., roofs, lifts, boundary walls, waterproofing, plumbing infrastructure).
State their current condition and expected lifespan.
Set out the estimated costs of maintenance, repair, or replacement over the 10 years.
Indicate when these works are likely to be necessary.
This comprehensive approach ensures that there are no surprises and that sufficient reserves are built up to avoid emergency levies and disputes.
Why engage a professional specialist company?
While trustees remain responsible for the plan, it is strongly recommended, if not practically essential, that a professional specialist company is appointed to draw it up. The reasons are compelling:
Expertise and accuracy: Professionals have the technical knowledge to assess the true condition and lifespan of assets.
Credibility and transparency: A specialist’s report gives owners confidence that projections are realistic and impartial.
Compliance: Failure to prepare an adequate plan or to maintain the reserve fund accordingly can expose trustees and managing agents to legal risk.
When unqualified individuals attempt to draft such plans without proper skills or data, it often results in incomplete, non-compliant documents that fail to meet the Act’s standards.
Annual review: A non-negotiable obligation
It is important to highlight that this is not a “once-off” exercise. In terms of the Prescribed Management Rule 22 of the Regulations to the STSMA, the 10-Year Maintenance Plan must be reviewed by the members every year at the Annual General Meeting (AGM). This review allows members to:
Reassess priorities and timing of planned work.
Update cost estimates in line with inflation or new quotations.
Confirm that adequate reserve funding is in place.
Therefore, even the best plan requires annual updating to remain relevant and legally compliant. Engaging a professional annually (or at least every few years) ensures that updates are based on current conditions and market rates.
Conclusion | Be proactive to safeguard your community scheme
Trustees and owners alike should view the preparation of a 10-Year Maintenance Plan by a qualified professional as an investment in the scheme’s long-term sustainability and compliance. Not only does this protect the physical assets and financial health of the Body Corporate, but it also demonstrates diligent governance.
Failing to comply with these requirements risks more than financial shortfalls: it exposes the scheme to possible disputes, administrative penalties, and deterioration of property value. By taking proactive steps to engage a reputable specialist company and by reviewing the plan every year, you safeguard your community’s interests and peace of mind.
External resource
For more information on this topic read Nicole (Nels) article on 10-Year maintenance, repair and replacement plan (“MRRP”): A guide for self-managed schemes where she explains how a A 10-year MRRP is a compulsory plan under the STSMA that helps community schemes forecast repairs, manage costs, and avoid financial surprises through structured, long-term maintenance planning.
You can also reach out to Jannie at jannie@naba.co.za or info@tvdmconsultants.com If you would like any additional information on the above.
About Jannie
Jannie van den Heever is the Director, co-owner, and Sales Manager of NABA Infrastructure Consultants. He leads a multidisciplinary team that provides professional services to sectional title, commercial, and industrial clients.
