1 reviews | Active since Dec 2017
Timbavati Ravenswood not a place to stay
i moved in and they did not show us anything works like how they tested everything when we moved out. but when i moved in i payed key deposits and the like and was told i will receive all our keys including a laundry key. i never received a laundry key. plus kids were always told no noise and don't do this or that. we started out paying R 6,300 and in six months we ended up paying R 9,081 so we moved out but it took two weeks to get our deposit and this place makes you pay for everything especially for electricians to come out and tested the electrics. i did not get my full deposit and i will never move to that place again after this entire experience. also one tenants stuff was ****** but no one was alerted but they upgraded the security and made all the tenants pay. if you have money to spend then you can move into that place . we paid R 8,000 deposit and only got back R 5,600 of which all the tests and stuff don't in the apartment am was not told about because when i signed that the flat was fine i only agreed and was assured the plug has a small crack on it. these people are making money off hard working people.
Timbavati flats are owned by Trowel Associates (Pty) Ltd and managed by Alpine Property Group. Thank you for the opportunity to reply to the claims alleged by Mr. C.J. Cornish (the complainant).
Firstly, we are surprised by Mr Cornish’s claims as we never received any feedback whatsoever from him after the final account was issued. We would have been more than happy to address any concerns had they been expressed.
This being said, we would like to respond to each matter raised by the complainant separately in order to clarify things for the sake of transparency and in keeping with good business practise.
Per the industry norm, and in keeping with the Rental Housing Act we follow the following procedures with all tenants:
1. In the presence of the tenant, an in-inspection is conducted by our building manager, noting in writing all issues relating to the state of the premises. Bearing in mind that when the previous tenant left, we conducted a final inspection hence, the in-inspection for the new tenant should reflect the same condition, (less repairs, maintenance and cleaning already attended to, depending on timing). Most likely this is the reason that it does not take as long as the complainant mentioned, to do an in-inspection than it does to do a final inspection. However, inspections are always done in the presence of the tenant and they are asked to sign the inspection form.
2. The same inspection document (duplicate) is used to perform a final (out) inspection with the tenant after vacating the flat. Any damage caused by the tenant which is not considered fair wear and tear are noted on the final inspection and the costs of repair or replacement, not considered fair wear and tear, are for the tenant’s account. The final inspection is done with the tenant, unless they waive their right to be present. The tenant is obliged to return the leased premises in the same good condition and order as received excluding fair wear and tear. To the extent that the tenant does not, the landlord is entitled to charge the tenant from same. As part of a final inspection, the tenant is liable for the electrical compliance inspection and this is also pointed out to the tenant when signing the lease.
3. We do not charge tenants a “key-deposit”. (See item 9. Below)
4. The fact that the tenant did not receive a laundry key is an oversight on our part for which we apologise. This could have been solved simply by asking the building manager for their copy, or by having a duplicate made. Pursuant to this complaint, all tenants at Timbavati are now given a duplicate laundry key as a matter of course when taking occupation.
5. As regards children in the complex, we pride ourselves in providing facilities for families with children, such as dedicated play areas, swimming pool, a basket-ball court, volley-ball, jungle gyms etc. For the sake of harmony, there are house rules in the complex so that all residents can live together with the correct boundaries in place. For example, children are not allowed to play in the parking area, for their own safety. All complaints about children or any disturbances regarding noise are dealt with on an individual basis. Bear in mind that there are also people without children in the complex and all residents need to be given consideration.
6. The rental for this tenant was R6500 when they moved in. However, written into the lease and explained at signing of the lease was an annual increase effective on the 1st July every year. Their rent was increased to R6900 in terms of the lease.
7. Also explained in detail to the tenant, and itemised in the lease agreement, were the additional monthly charges as follows:
· Basic Electricity – fixed monthly levy (covering pro-rata electrical charges relating to the common areas, gates, pumps, parking lighting etc)
· Metered Electricity for each flat is based on consumption and charged in terms of the municipality’s rates (individual meters are read from the 15th to the 15th of each month)
· Metered Water for each flat is based on consumption and read on individual meters from the 15th to the 15th of each month
· Sewerage based on water consumption
· Security Levy – monthly fee based on an external service provider and legislated increases.
8. It is true that Timbavati had a complete upgrade to our security system which included bio-metric access control and CCTV, however, we did not charge a single tenant for this upgrade but carried the costs ourselves. The cost of this upgrade was in excess of R 398,000 and was done for the safety and security of our tenants. The only security charged to our tenants is the security levy, the cost of which is contained in the lease agreement and explained to the tenant.
9. As regards the deposit refund, we hold a deposit sufficient to cover a month’s rental as well as the final municipal charges. The reason for this is that municipal charges are billed in arrears, therefore a final electrical and water meter reading is taken and these charges are recovered from the deposit held along with any damages and / or cleaning applicable in order to restore the flat to the original condition that they found it when they moved in, less fair wear and tear. Accordingly, an extra two weeks for electricity, water and sewerage are included in the final account because readings are normally taken from the 15th to the 15th of every month. (i.e. 4 weeks, but the final reading is for 6 weeks.
In this case, the majority of the deductions from this tenant’s deposit went to paying his utilities over which we have no control as it is based on consumption. Damage to the flat included the replacement of a double plug in the kitchen, and a soap dish in the bathroom. These details were clearly shown on their final account and were deducted accordingly. The remainder of the deposit, was paid out to the tenant.
10. Our deposit refunds are done strictly in terms of the Rental Housing Act, and in terms of our lease agreement, provided there are no outstanding municipal charges, and there is no damage or cleaning required to the premises, we pay the deposit within 7 days. However, if there are outstanding municipal charges (which is the case 99% of the time) then the deposit is refunded within 14 days of restoration of the premises, in terms of the Rental Housing Act. In our case, we try our level best to refund all deposits within 14 days irrespective of whether or not there are outstanding charges, repairs and maintenance and cleaning.
In all respects, we recover from tenants only that which we are entitled to in terms of the lease agreement. We take care to point out all costs that tenants may be liable for when signing the lease agreement. Unfortunately, Mr Cornish did not avail himself of the opportunity to discuss his concerns with us, and hence we were not given the opportunity to clear the air.
Timbavati flats are owned by Trowel Associates (Pty) Ltd and managed by Alpine Property Group. Thank you for the opportunity to reply to the claims alleged by Mr. C.J. Cornish (the complainant).
Firstly, we are surprised by Mr Cornish’s claims as we never received any feedback whatsoever from him after the final account was issued. We would have been more than happy to address any concerns had they been expressed.
This being said, we would like to respond to each matter raised by the complainant separately in order to clarify things for the sake of transparency and in keeping with good business practise.
Per the industry norm, and in keeping with the Rental Housing Act we follow the following procedures with all tenants:
1. In the presence of the tenant, an in-inspection is conducted by our building manager, noting in writing all issues relating to the state of the premises. Bearing in mind that when the previous tenant left, we conducted a final inspection hence, the in-inspection for the new tenant should reflect the same condition, (less repairs, maintenance and cleaning already attended to, depending on timing). Most likely this is the reason that it does not take as long as the complainant mentioned, to do an in-inspection than it does to do a final inspection. However, inspections are always done in the presence of the tenant and they are asked to sign the inspection form.
2. The same inspection document (duplicate) is used to perform a final (out) inspection with the tenant after vacating the flat. Any damage caused by the tenant which is not considered fair wear and tear are noted on the final inspection and the costs of repair or replacement, not considered fair wear and tear, are for the tenant’s account. The final inspection is done with the tenant, unless they waive their right to be present. The tenant is obliged to return the leased premises in the same good condition and order as received excluding fair wear and tear. To the extent that the tenant does not, the landlord is entitled to charge the tenant from same. As part of a final inspection, the tenant is liable for the electrical compliance inspection and this is also pointed out to the tenant when signing the lease.
3. We do not charge tenants a “key-deposit”. (See item 9. Below)
4. The fact that the tenant did not receive a laundry key is an oversight on our part for which we apologise. This could have been solved simply by asking the building manager for their copy, or by having a duplicate made. Pursuant to this complaint, all tenants at Timbavati are now given a duplicate laundry key as a matter of course when taking occupation.
5. As regards children in the complex, we pride ourselves in providing facilities for families with children, such as dedicated play areas, swimming pool, a basket-ball court, volley-ball, jungle gyms etc. For the sake of harmony, there are house rules in the complex so that all residents can live together with the correct boundaries in place. For example, children are not allowed to play in the parking area, for their own safety. All complaints about children or any disturbances regarding noise are dealt with on an individual basis. Bear in mind that there are also people without children in the complex and all residents need to be given consideration.
6. The rental for this tenant was R6500 when they moved in. However, written into the lease and explained at signing of the lease was an annual increase effective on the 1st July every year. Their rent was increased to R6900 in terms of the lease.
7. Also explained in detail to the tenant, and itemised in the lease agreement, were the additional monthly charges as follows:
· Basic Electricity – fixed monthly levy (covering pro-rata electrical charges relating to the common areas, gates, pumps, parking lighting etc)
· Metered Electricity for each flat is based on consumption and charged in terms of the municipality’s rates (individual meters are read from the 15th to the 15th of each month)
· Metered Water for each flat is based on consumption and read on individual meters from the 15th to the 15th of each month
· Sewerage based on water consumption
· Security Levy – monthly fee based on an external service provider and legislated increases.
8. It is true that Timbavati had a complete upgrade to our security system which included bio-metric access control and CCTV, however, we did not charge a single tenant for this upgrade but carried the costs ourselves. The cost of this upgrade was in excess of R 398,000 and was done for the safety and security of our tenants. The only security charged to our tenants is the security levy, the cost of which is contained in the lease agreement and explained to the tenant.
9. As regards the deposit refund, we hold a deposit sufficient to cover a month’s rental as well as the final municipal charges. The reason for this is that municipal charges are billed in arrears, therefore a final electrical and water meter reading is taken and these charges are recovered from the deposit held along with any damages and / or cleaning applicable in order to restore the flat to the original condition that they found it when they moved in, less fair wear and tear. Accordingly, an extra two weeks for electricity, water and sewerage are included in the final account because readings are normally taken from the 15th to the 15th of every month. (i.e. 4 weeks, but the final reading is for 6 weeks.
In this case, the majority of the deductions from this tenant’s deposit went to paying his utilities over which we have no control as it is based on consumption. Damage to the flat included the replacement of a double plug in the kitchen, and a soap dish in the bathroom. These details were clearly shown on their final account and were deducted accordingly. The remainder of the deposit, was paid out to the tenant.
10. Our deposit refunds are done strictly in terms of the Rental Housing Act, and in terms of our lease agreement, provided there are no outstanding municipal charges, and there is no damage or cleaning required to the premises, we pay the deposit within 7 days. However, if there are outstanding municipal charges (which is the case 99% of the time) then the deposit is refunded within 14 days of restoration of the premises, in terms of the Rental Housing Act. In our case, we try our level best to refund all deposits within 14 days irrespective of whether or not there are outstanding charges, repairs and maintenance and cleaning.
In all respects, we recover from tenants only that which we are entitled to in terms of the lease agreement. We take care to point out all costs that tenants may be liable for when signing the lease agreement. Unfortunately, Mr Cornish did not avail himself of the opportunity to discuss his concerns with us, and hence we were not given the opportunity to clear the air.