A Simple Guide for Beginners and Grown-Ups
In South Africa, an increasing number of people are living in estates or complexes where homes share amenities such as parks, gates, and typical buildings. These places are referred to as sectional title schemes. To help everything run smoothly, someone has to manage the place. That person is referred to as an estate managing agent.
Who Is an Estate Managing Agent?
An estate managing agent is a person or company appointed to manage the estate. They make sure things are clean, bills are paid, and everyone follows the rules.
They are chosen by the body corporate, which is a group of all the owners in the estate. Their job is outlined in a contract, so everyone knows what they’re supposed to do.
Two Kinds of Managing Agents
There are two main types of estate managing agents:
- Standard Managing Agent
- Helps with daily tasks such as cleaning, paying bills, and fixing things.
- Follows instructions from the trustees (a small group chosen by owners).
- Can be replaced by the trustees if needed.
- Executive Managing Agent (EMA)
- Takes complete control if things are not working well with the trustees.
- Needs a special vote where 75% of owners agree.
- It can also be chosen by a government group called CSOS if there are significant problems.
- Has to report to the owners regularly and follow strict rules.
Compare the Two Types
| Feature | Standard Managing Agent | Executive Managing Agent (EMA) |
|---|---|---|
| Chosen By | Trustees/Body Corporate | Special resolution or CSOS |
| Job | Administrative support | Takes full Control |
| Can be removed by | Trustees | Special Vote or CSOS |
| Reports to | Trustees | Owners & CSOS |
What Do They Do Every Day?
Estate managing agents (especially EMAs) have many jobs:
- Take care of money and budgets
- Fix and maintain shared areas
- Help run meetings
- Make sure everyone follows the law
- Check the property often
- Share reports with owners (usually every 4 months)
Rules They Must Follow
Two critical laws tell agents what they can and can’t do:
- The Sectional Titles Schemes Management Act (STSMA)
- The Community Schemes Ombud Service Act (CSOS Act)
Agents, especially EMAs, must be honest, do a good job, and always act in the best interest of the estate. They can’t just do whatever they want—they must follow the rules.
What If There’s a Problem?
If a significant problem arises and the trustees are unable to resolve it, the Community Schemes Ombud Service (CSOS) can intervene. CSOS can:
- Help solve fights between owners or trustees
- Choose an Executive Managing Agent to take over
Why They Matter
Estate managing agents help ensure estates are well-maintained, clean, safe, and run smoothly. Whether they are standard or executive, they are essential for maintaining everyone’s happiness and keeping the property in good condition.