townhouse cluster · Krugersdorp
Exterior substrate preservation in Pinehaven
Phased exterior crews for Pinehaven townhouses — PMR 22 aligned.
STSMA, PMR 22 & reserve fund planning
Body corporates and managing agents in Pinehaven need defensible capital programmes — not generic painting. Under the Sectional Titles Schemes Management Act (STSMA), Prescribed Management Rule 22 (PMR 22) mandates a written 10-Year Maintenance, Repair, and Replacement Plan (MRRP) for all major capital items on common property, funded through an isolated reserve account (PMR 24(2)).
- Sectional Titles Schemes Management Act (STSMA) and Prescribed Management Rule 22 (PMR 22).
- 10-Year Maintenance, Repair, and Replacement Plan (MRRP) reserve fund alignment.
- Section 5 median line — 50/50 body corporate vs section owner fenestration split.
Section 5 median line & fenestration
Section 5 of the Sectional Titles Act places the boundary through the centre of exterior windows and doors — the inner 50% is the owner's section, the outer 50% is common property. We structure quotations with pre-calculated 50/50 STSMA split invoicing for fenestration maintenance, removing administrative friction for your managing agent.
Highveld geology & thermal shock
Block-by-block reserve-fund phasing.
Krugersdorp's sloped nodes rest on expansive clays and quartzite ridges. Hydrostatic lateral damp migration on earth-retaining walls differs from capillary rising damp — each requires distinct remediation (PRO-STRUCT 506 cementitious tanking vs silane DPC injection) before topcoat. Highveld thermal shock — diurnal swings exceeding 20°C — demands elastomeric films such as Plascon Micatex at 100 µm aggregate dry film thickness (DFT), applied only between 10°C and 40°C ambient.
Working window
One block micro-zone at a time.
Body corporate hours; parking-line coordination.
Access perimeter
Common property exterior.
Contractor induction and estate access coordination upfront.
Local methodology
PMR 22 proposals for managing agent submissions.
Exterior-only mandate: zero interior access, zero resident key handovers — 100% of our operational footprint remains on common property and the outer median line. Phased block-by-block chunking aligns drawdowns to monthly reserve accruals, eliminating special-levy shocks.