Managing water damage: Preparing your building for Cape storm season

Cape Town's storm season, typically running from May through September, brings heavy rains, strong winds, and the potential for significant water damage to residential, commercial, and community scheme properties. With the increasing unpredictability of weather patterns due to climate change, it has become essential for property owners, trustees, and managing agents to proactively prepare buildings to minimise risk and damage. Proper maintenance, timely repairs, and preventative measures can save thousands of rands in costly repairs and insurance claims.

Understanding the Risks

Water damage during Cape Town's storm season is primarily caused by excessive rainfall, blocked drainage systems, roof leaks, and ground-level flooding. In sectional title schemes and community housing developments, common property areas such as basements, gardens, parking lots, and communal walkways are particularly vulnerable. Additionally, older buildings that have not been properly maintained may experience heightened risks due to deteriorated infrastructure.

Apart from physical damage, water intrusion can lead to the growth of mould and mildew, which can affect indoor air quality and the health of occupants. Dampness can also weaken structural elements over time, leading to more severe long-term damage.

Essential Steps to Prepare Your Property

1. Conduct Regular Inspections

Before storm season sets in, a thorough inspection of the building's exterior and interior should be carried out. This includes checking the roof for broken tiles, loose flashing, and damaged waterproofing membranes. Gutters and downpipes must be inspected for blockages or corrosion, while perimeter drains should be cleared of debris.

Trustees or managing agents should also inspect all common property, including basements, retaining walls, and communal drains, as these areas are often the first to flood.

2. Prioritise Roof and Gutter Maintenance

The roof is the first line of defence against heavy rain. Regular maintenance, such as replacing cracked or missing tiles, clearing gutters of leaves and debris, and ensuring downpipes are properly connected, can significantly reduce the risk of leaks. Flat roofs should be checked for pooling water, as standing water can seep through weak points in the waterproofing.

Gutters and downpipes should be cleaned at least twice a year-before and after the rainy season-to ensure they can handle large volumes of water.

3. Waterproof Vulnerable Areas

Basement walls, windows, and doors should be checked for signs of water ingress. Applying waterproof sealants or installing drainage systems can help prevent flooding in these low-lying areas. In older buildings, it may be necessary to reapply or upgrade damp-proof courses.

For properties situated on sloped terrain, consider adding retaining walls or French drains to divert rainwater away from the building.

4. Review Insurance Cover

Storm damage can lead to costly repairs and disruptions. It is advisable for property owners, Body Corporates, and Homeowners' Associations to review their insurance policies annually. Ensure that coverage includes storm, flood, and water damage, and that the insured value reflects current replacement costs. Managing agents should also verify whether common property is adequately covered.

5. Educate Residents and Staff

Communication plays a vital role in storm preparedness. Residents should be informed about reporting leaks promptly, keeping personal drainage clear, and knowing emergency contact numbers. Staff and service providers should be briefed on emergency procedures, including how to shut off electricity and manage minor flooding before professional help arrives.

The Role of Managing Agents and Trustees

For sectional title schemes, the responsibility for maintaining common property falls to the trustees, often with the support of a managing agent. Proactive maintenance planning, timely contractor engagement, and setting aside reserve funds for unexpected repairs are critical.

Regular updates to the maintenance plan, based on seasonal weather risks, can ensure that buildings remain compliant with the Sectional Titles Schemes Management Act and other relevant legislation.

Cape Town's storm season presents a real and recurring challenge for property owners and community housing schemes. By taking preventative action, maintaining key infrastructure, and staying informed, stakeholders can protect their assets, ensure resident safety, and minimise the financial impact of water damage. Preparation is key-when the rains come, those who have planned ahead will weather the storm with far fewer concerns.