The applicant, Nosipho Zithutha, is the registered owner of unit 116 in the Robins Place Body Corporate Parklands Estate sectional title scheme. She fell three months into arrears with levy payments after losing her job. Her tenant then discovered that when prepaid electricity was purchased, only a small portion of the value bought was received because the respondents had caused the prepaid meter to be 'loaded' or blocked so that money from electricity purchases would be diverted or withheld until the levy arrears were paid. The applicant had made arrangements to pay the arrears in instalments and had already made a payment of more than R2 000, but the respondents persisted in using the electricity meter mechanism to enforce levy collection. The applicant stated that she had never agreed that electricity purchases could be appropriated toward levy arrears. The respondents, through the managing agent, contended that a third-party supplier, Meter Mate, had rights to block or disconnect electricity and that CSOS lacked jurisdiction over that third party. The adjudicator established that Meter Mate merely collected electricity money on behalf of the body corporate, which in turn paid the municipality, and that there was no agreement between Meter Mate and the applicant or occupier authorising interruption of supply for non-payment of levies.
The application was upheld. The first and second respondents were ordered, under section 39(7)(b) of the CSOS Act, to ensure that the prepaid electricity meter for section 116 was fully reinstated and that any loading was removed by no later than 12 noon on 28 February 2024; the applicant was not to bear any reinstatement or removal costs; and the respondents were directed to refrain from interfering with the electricity supply meter to the applicant's section in future unless and until they obtained a court order authorising such interference. No order as to costs was made.
A body corporate and its managing agent act unlawfully if they interfere with, block, or load a section owner's prepaid electricity meter to enforce payment of levy arrears, unless there is lawful authority such as a court order or a contractual arrangement entitling such conduct. Where a third-party meter service merely collects electricity charges on behalf of the body corporate and there is no direct supply agreement with the owner or occupier authorising disconnection, the body corporate remains responsible for the unlawful interference. CSOS has jurisdiction to order the body corporate and managing agent to restore supply and refrain from further interference.
The adjudicator observed that the position might have been different if the third-party supplier had collected electricity charges directly on behalf of the municipality under an applicable mandate and there had been a contract with the owner or occupier providing for termination of supply upon non-payment of electricity charges. The adjudicator also noted the CSOS practice directive permitting direct referral to adjudication in urgent matters involving termination or restriction of electricity supply. These remarks were explanatory and not necessary to the ultimate finding on the facts.
This adjudication reinforces, within the community schemes context, the South African principle that a body corporate may not engage in self-help by restricting or manipulating an owner's electricity supply to recover levy arrears. It confirms CSOS's willingness to grant urgent relief where access to electricity in a sectional title scheme is interfered with, and clarifies that the involvement of a meter management company does not shield a body corporate or managing agent from responsibility where that company acts on their behalf. The decision aligns CSOS adjudication with High Court authority such as Niehaus and the spoliation jurisprudence protecting electricity supply as an incident of possession.