On 25 May 2010, the Registrar of the Land Claims Court received an eviction order from the Additional Magistrate, George, for automatic review in terms of Section 19(3) of the Extension of Security of Tenure Act 62 of 1997 (ESTA). The eviction order was granted by default against the first to third respondents, who did not enter appearance, file opposing papers, or appear at the hearing. The matter was forwarded without a record of proceedings. Despite multiple requests from the Registrar (26 May 2010, 13 July 2010, and 25 October 2011), no transcript of proceedings was provided. The Magistrate indicated on 27 October 2011 that no transcript was available because the order was granted by default. The first to third respondents remained on the applicants' property as of 20 December 2011.
The Magistrate's order of 31 March 2009 was set aside in its entirety.
An eviction order granted by a Magistrate under ESTA must be set aside on automatic review where: (1) no record of proceedings is transmitted to the reviewing court as required by Rule 35A(1)(b), making proper review impossible; (2) there is no evidence of compliance with mandatory ESTA requirements including proper service of notices (Section 9(2)(d)), consideration of the balancing of interests and comparative hardships (Section 8(1)(c)), and fairness of procedure and opportunity to make representations (Section 8(1)(e)); and (3) the Magistrate fails to comply with High Court procedural rules applicable mutatis mutandis to ESTA proceedings under Section 17(4) of ESTA. In default eviction applications under ESTA, Magistrates have a duty to ascertain and record reasons why respondents did not oppose or appear, and must ensure substantive and procedural fairness despite the absence of opposition.
The court observed that when proceedings are by way of Notice of Motion and respondents do not file appearance or answering affidavits, it becomes compelling for the Magistrate to ascertain and put on record the reasons why respondents did not oppose or appear - there is a duty on the Magistrate to ascertain this. The court noted the contradiction between the Magistrate stating evidence was presented (having listened to counsel for the applicant) and the assertion that no transcript was available. The court also made the factual observation that as of 20 December 2011, the first to third respondents were still on the property of the applicants, indicating the practical effect of the eviction order having been granted but now being set aside.
This case underscores the procedural requirements for eviction orders under ESTA and the importance of proper automatic review procedures. It emphasizes that Magistrates must comply with High Court procedural rules when hearing ESTA matters, particularly in default applications. The case highlights the obligation to transmit complete records of proceedings for automatic review under Section 19(3) of ESTA, and demonstrates that eviction orders will be set aside where there is insufficient evidence of compliance with substantive ESTA requirements (particularly Sections 8(1)(c), 8(1)(e), and 9(2)) and where proper procedural safeguards have not been followed. It reinforces the protective nature of ESTA and the courts' vigilance in ensuring vulnerable occupiers' rights are properly considered before eviction.