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Evictions / towards a transformative interpretation of the constitutional requirement of considering "all relevant circumstances".Samaai, Seehaam January 2006 (has links)
<p>This research paper aimed to explore the relevant circumstances that the legislature has specified must be considered before an eviction application is granted and the meaning that the courts have given these circumstances in both Section 26(3) of the South African Constitution and enabling legislation. It also explored whether a transformative interpretation has been given to the meaning of " / all relevant circumstances" / within the legislation, its proposed amendments, and by the courts.</p>
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Evictions / towards a transformative interpretation of the constitutional requirement of considering "all relevant circumstances".Samaai, Seehaam January 2006 (has links)
<p>This research paper aimed to explore the relevant circumstances that the legislature has specified must be considered before an eviction application is granted and the meaning that the courts have given these circumstances in both Section 26(3) of the South African Constitution and enabling legislation. It also explored whether a transformative interpretation has been given to the meaning of " / all relevant circumstances" / within the legislation, its proposed amendments, and by the courts.</p>
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Evictions; towards a transformative interpretation of the constitutional requirement of considering 'all relevant circumstances'Samaai, Seehaam January 2006 (has links)
Magister Legum - LLM / This research paper aimed to explore the relevant circumstances that the legislature has specified must be considered before an eviction application is granted and the meaning that the courts have given these circumstances in both Section 26(3) of the South African Constitution and enabling legislation. It also explored whether a transformative interpretation has been given to the meaning of "all relevant circumstances" within the legislation, its proposed amendments, and by the courts. / South Africa
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Evaluating the influence of institutional rental housing policy on consumer choice in Johannesburg based on middle-income tenants and the Rental Housing ActMatsoso, Tsepiso Dominica 10 September 2014 (has links)
A research report submitted to the Department of Town and Regional Planning, School of
Architecture and Planning, Faculty of Engineering and the Built Environment, University of
the Witwatersrand in partial fulfilment for the Degree of Master of Science in Housing / The influence of institutional rental housing policy (IRHP) on consumer choice in Johannesburg was evaluated through interviews with middle-income tenants and caretakers in Legae Gardens and JOSHCO Complex Two residences in reference to the Rental Act. Housing officials in Johannesburg Housing Company, Johannesburg Social Housing Company and Provincial Department of Housing were also interviewed. Primary data gained from interviews and observation of the residences and their surroundings was analysed based on Howard-Sheth and trade-off models of consumer choice and residential location respectively, with qualitativecomparative case study as the main research method.
The IRHP has been translated into regeneration projects (institutional rentals (IRs) and
infrastructure upgrading) and executed through planning principles such as mixed-use and
neighbourhood safety based on national development goals (integration and sustainability). As affordable and quality IRs have been developed in preferable locations, this optimises consumer choice opportunities in terms of affordability, quality and location.
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Rights and obligations of landlord and tenant : a study in the light of Shari'ah (Islamic law) and the South African rental housing act.Mohamed, Sayed Iqbal. January 2001 (has links)
Tenants represent a marginalised group in South Africa, with land and housing, and particularly rental accommodation in great demand. Renting is a viable option for certain tenants but in the absence of the provision of rental housing, tenants are trapped in a "feudal" system of tenant-landlord relationship. The importance of this study stems from the fact that there appears to be violations of tenants' rights and that the obligations of both tenant and landlord from a Shari-ah perspective have either been overlooked or ignored completely thus far. This study examines the hardships faced by tenants specifically in privately owned residential accommodation in Durban and other major South African cities. It aims to critically examine Islamic perspective on housing and land tenure and guidelines that govern tenant-landlord relationship in respect of residential rental accommodation. It also looks at the South African development of land and housing policy, legislation, the provision of public and rental housing and tenure and tenant-landlord relationship. It examines the historical development of such a relationship in the west and the development of rent legislation in South Africa and the most recent legislation, the Rental Housing Act 50 of 1999. This study sought responses from recognised, well-established Muslim organisations in South Africa to a questionnaire dealing specifically with residential rental accommodation and general information on a range of tenant-landlord related matters. It is hoped that their response that are analysed and discussed would contribute to a better tenant-landlord "culture". The overall findings of this study into the Islamic and South African perspective on tenant-landlord relationship have implications for policy makers, Islamic scholars, NGOs and a whole range of stakeholders, locally as well as internationally. In the light of this study, suggestions are made to stimulate further research on some of the pertinent issues addressed. / Thesis (M.A.)-University of Durban-Westville, 2001.
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Tenant’s choice of residential property location in Mankweng Township, Polokwane Local MunicipalityAlabi, Ijeoma Uchenna January 2013 (has links)
Thesis (M. Dev.) -- University of Limpopo, 2013 / The aim of the study was to carry out an analysis of the factors influencing tenants’ choice of residential property location in Mankweng Township. The study used both quantitative and qualitative research approaches. The structured questionnaire, interview and documented literature were used to collect data. The data were analysed using the SPSS statistical package and the Excel spread sheet. To this end, specific working objectives were formulated as follows: to identify the types of residential property in the study area, to determine the factors which influence the choice of residential property location in the study area and lastly, to compare the relationships that exist among the residents in Mankweng Township.
The results of the research showed that among all the factors marital status, age, household’s size, race, education and income were not among the factors influencing the choice of residential location in Mankweng Township. However, gender, employment status, distance from city centre, hospital, place of worship, security or police station, water and electricity significantly influenced the choice of residential location choice in Mankweng Township. The study therefore recommends government to be more responsive and active in the provision of urban infrastructure and services in every neighbourhood. This will help address the major reason why tenants search for accommodation from one location to another. In addition, real estate investors should consider the availability of infrastructure before choosing a location for community development. Thus, when urban facilities and services are evenly distributed, this may enhance proper development in the community
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The recognition and protection of the interest of landlords within the framework of the rental housing act 50 of 1999Klos, Tamara Amy January 2010 (has links)
This dissertation analyses the South African Rental Housing Act 50 of 1999 ("the RHA") with the aim of determining whether the RHA sufficiently protects the landlords‘ rights and interests as opposed to those of tenants (which it does indeed safeguard). Due to the current saturation of rental property in South Africa, landlords are no longer in an advantageous a position as before. In fact, the RHA was introduced to redress the imbalance caused by discrimination against tenants. However, times have changed. The researcher submits that the RHA needs to be re-examined in light perception of the landlord as a consumer. Having regard to both common and foreign law, the researcher identified the following four fundamental legal and practical rights on the part of the landlord: the right to freely contract; the right to safeguard financial interests; the right to safeguard proprietary interests; and the right to evict a defaulting tenant. The research reveals that the RHA does not give adequate recognition to these fundamental legal rights, and accordingly does not sufficiently protect the landlord as a consumer. In total nineteen recommendations how the RHA can adequately recognize and protect the landlord‘s interests are made.
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The impact of Section 26 of the Constitution on the eviction of squatters in South African lawMuller, Gustav 12 1900 (has links)
Thesis (LLD )--Stellenbosch University, 2011. / ENGLISH ABSTRACT: This dissertation considers the housing rights of unlawful occupiers in the post-1994
constitutional dispensation. Section 26 of the Constitution of the Republic of South
Africa, 1996 affords everyone a right of access to adequate housing. This provision is a
decisive break with the apartheid past, where forced eviction banished black people to
the periphery of society. The central hypothesis of this dissertation is that the
Constitution envisages the creation of a society that is committed to large-scale
transformation. This dissertation posits that it is impossible to realise the full
transformative potential of section 26 of the Constitution in the absence of an
independent and substantive understanding of what it means to have access to
adequate housing.
This dissertation traverses legal theory as well as the common law of evictions,
constitutional law and international law. A consciously interdisciplinary approach is
adopted in seeking to develop the content of section 26 of the Constitution, drawing on
literature from social and political science. This dissertation develops an organising
framework for giving substantive content to section 26(1) of the Constitution with
reference to the International Covenant on Economic, Social and Cultural Rights; the
Convention for the Protection of Human Rights and Fundamental Freedoms; the
Revised European Social Charter, the American Convention on Human Rights and the
African Charter on Human and Peoples’ Rights.
This dissertation shows that the adjudication of eviction disputes has moved away
from a position under the common law where Courts had no discretion to refuse eviction
orders based on the personal circumstances of the squatters. The adjudication of the
eviction of unlawful occupiers now requires a context-sensitive analysis that seeks to
find concrete and case-specific solutions. These solutions are achieved by considering
what would be just and equitable for both the land owner and the unlawful occupiers.
This dissertation also shows that the government has a markedly different role to fulfil in
post-apartheid evictions through the necessary joinder of local authorities to eviction
proceedings, meaningful engagement with unlawful occupiers and the provision of
alternative accommodation in terms of its constitutional and statutory obligations. / AFRIKAANSE OPSOMMING: Hierdie proefskrif ondersoek die behuisingsregte van onregmatige okkupeerders in die
post-1994 grondwetlike bedeling. Artikel 26 van die Grondwet van die Republiek van
Suid-Afrika, 1996 gee elke persoon die reg op toegang tot geskikte behuising. Hierdie
bepaling is ‘n duidelike breuk met die apartheid-verlede waar gedwonge uitsettings
swart mense na die periferie van die samelewing verban het. Die sentrale hipotese van
hierdie proefskrif is dat die Grondwet beoog om ‘n samelewing te skep wat verbind is tot
grootskaalse transformasie. Hierdie proefskrif voer aan dat dit onmoontlik is om die
volle transformerende potensiaal van artikel 26 van die Grondwet te verwesenlik in die
afwesigheid van ‘n onafhanklike en substantiewe begrip van wat dit beteken om
toegang tot geskikte behuising te hê.
Hierdie proefskrif deurkruis regsteorie sowel as die gemenereg ten aansien van
uitsettings, staatsreg and internasionale reg. ‘n Doelbewuste interdisiplinêre benadering
word gevolg in die soeke na die ontwikkeling van die inhoud van artikel 26 van die
Grondwet met verwysing na literatuur uit die sosiale- en politieke wetenskappe. Die
proefskrif ontwikkel ‘n organiserende raamwerk waarmee substantiewe inhoud aan
artikel 26(1) van die Grondwet verleen kan word met verwysing na die Internasionale
Verdrag op Ekonomiese, Sosiale en Kulturele Regte; die Konvensie vir die Beskerming
van Menseregte en Fundamentele Vryhede; die Hersiene Europese Sosiale Handves;
die Amerikaanse Konvensie op Menseregte en die Afrika Handves op Mense en
Persoonsregte.
Hierdie proefskrif wys dat die beregting van uitsettingsdispute wegbeweeg het van ’n
posisie onder die gemenereg waar howe geen diskresie gehad het om uitsettingsbevele
te weier op grond van die persoonlike omstandighede van die plakkers nie. Die
beregting van uitsettingsdispute vereis nou ‘n konteks-sensitiewe analise wat strewe
daarna om konkrete oplossings te vind. Hierdie oplossings word bereik deur in ag te
neem wat reg en billik sal wees vir beide die eienaar en die onregmatige okkupeerders.
Die proefskrif wys ook dat die regering ‘n merkbaar nuwe rol vervul in post-apartheid
uitsettings deur die noodsaaklike voeging van munisipaliteite tot uitsettings, sinvolle
interaksie met onregmatige okkupeerders en die voorsiening van alternatiewe
akkommodasie in terme van grondwetlike and statutêre pligte.
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Building encroachments and compulsory transfer of ownershipTemmers, Zsa-Zsa 12 1900 (has links)
Thesis (LLD (Private Law))--University of Stellenbosch, 2010. / Bibliography / ENGLISH ABSTRACT: South African courts seem to be adopting a new approach to the problem of building
encroachments. For pragmatic and policy reasons courts are now inclined to
exercise its discretion in favour of leaving building encroachments in place, against
compensation, despite the common law right to demand removal. It has been widely
accepted that courts indeed have the discretion to award damages instead of
removal of the building encroachment. However, the circumstances involved and the
consequences of these orders are uncertain and hence these orders result in
confusion. It is unclear how this discretion is exercised. Furthermore, it is uncertain
whether this discretion includes the power to order transfer of the encroached-upon
land to the encroacher. There are doctrinal and constitutional implications that may
be triggered by these court orders that leave building encroachments in place. The
doctrinal issues centre on what happens when an encroachment is not removed and
nothing is said about the rights of the respective parties after the order is made.
Possible solutions are investigated to provide a doctrinally sound outcome in
encroachment disputes. It is clear that the encroacher is allowed to continue
occupying the portion of property on which the encroachment is erected. It seems as
though a use right is indirectly created when the encroachment remains in place.
The constitutional difficulty lies in the fact that the court orders may result in
infringements that conflict with section 25 of the Constitution. The focus is
specifically to determine whether these orders result in the compulsory loss of
property or property rights.
With reference to Germany, the Netherlands and Australia, a comparative
perspective is provided in order to support the doctrinal and policy arguments. The
comparative law provides a source of guidelines for what may work effectively and
informs the ultimate suggestion of this project, namely the need for legislation to
regulate building encroachments in South Africa. The legislation envisaged would
have to prescribe with at least some sort of certainty how and in which
circumstances the discretion should be exercised. It should also provide clarity with
regard to the right that is created when the encroachment is not removed and how
the compensation that is awarded in exchange for removal, should be determined. The unnecessary confusion and uncertainty that result from court orders made in the
context of building encroachments may be cleared up by legislation. / AFRIKAANSE OPSOMMING: Suid Afrikaanse howe begin al hoe meer om ‘n nuwe benadering te volg ten opsigte
van oorskrydende bouwerke. Dit lyk asof howe meer geneig is om hul diskresie uit te
oefen ten gunste daarvan om die oorskryding vir pragmatiese en beleidsredes teen
vergoeding in stand te hou, ten spyte van die gemeenregtelike reg om verwydering
te eis. Daar word algemeen aanvaar dat howe wel die diskresie het om in die
konteks van oorskrydende bouwerke skadevergoeding toe te ken in plaas van
verwydering. Die omstandighede betrokke by en die nagevolge van hierdie
beslissings is egter onseker en daarom lei dit tot verwarring. Dit is nie altyd duidelik
hoe hierdie diskresie uitgeoefen word nie. Daarbenewens is daar ook onsekerheid
oor of die diskresie die bevoegdheid insluit om oordrag van die grond waarop die
oorsrkryding staan, te gelas. Die beslissings kan ook doktrinêre en grondwetlike
implikasies hê. In terme van die doktrinêre probleem is daar vrae oor wat gebeur as
die oorskryding nie verwyder word nie en niks word gesê oor die regte van beide
partye in die dispuut nie. Oplossings word ondersoek om die beste moontlike
doktrinêre verduideliking te probeer vasstel. Die eienaar van die oorskrydende
bouwerk mag voortgaan om die grond waarop die oorskryding staan te okkupeer. Dit
lyk asof ‘n gebruiksreg indirek geskep word ten gunste van die oorskryder wanneer
die oorskryding nie verwyder word nie. ‘n Grondwetlike probleem mag veroorsaak
word deur die moontlike oortreding van artikel 25 van die Grondwet. Die beslissings
mag lei tot die gedwonge verlies van grond of regte, wat aan die vereistes van artikel
25 moet voldoen.
‘n Vergelykende perspektief met verwysing na Duitsland, Nederland en Australië
word verskaf om die doktrinêre en beleidsargumente te ondersteun. Die
vergelykende reg bied ‘n bron van riglyne vir wat effektief kan werk en het dus die
wetgewing wat in hierdie proefskrif voorgestel word geïnspireer. Die wetgewing wat
beoog word sal moet voorskryf hoe en onder watter omstanghede die diskresie
uitgeoefen moet word. Dit moet ook sekerheid gee ten opsigte van die reg wat
geskep word as die oorskryding nie verwyder word nie en hoe die skadevergoeding
bepaal moet word. Die onnodige verwaring en onsekerheid wat veroorsaak word deur hierdie hofbeslissings kan opgeklaar word deur die promulgering van
wetgewing om oorskrydende bouwerke te reguleer.
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The determination and disclosure of the contribution of turnover rent to lessor revenue in the South African retail property sectorKruger, Leopold Ferreira 02 1900 (has links)
Notes:
i) the terms "lessee" and "tenant" are used alternatively, the latter only when quoted
ii) the terms "lessor" and "landlord" are used alternatively, the latter only when quoted / The research intends to assess the availability of information to determine the contribution of turnover rent to lessor revenue as the publicly available information on building performance, and in specific turnover rent, is not adequate to answer the research problem. Academic, legal and accounting sources are consulted and referenced as background on turnover rent. Limitations applicable to the study is noted.
A content analysis of published financial statements analyses the application of the prevailing accounting standards in the real estate sector and assesses to what extent information is available to determine the contribution of turnover rent to lessor revenue. Disclosure was found to be inconsistent and inadequate to calculate the contribution to lessor revenue and to assess individual building performance.
With relevant building performance data of a large retail centre sourced from an asset manager, the contribution of turnover rent to lessor revenue was calculated for a period of eight years as part of a retail centre case study. With information available, but not disclosed, it is recommended that the IASB considers additional disclosure for listed real estate entities to enable stakeholders to assess individual building performance. Further recommendations are made in this study.
The building performance indicators were further compared to relevant economic indicators. The results of this analysis indicates an indirect correlation between the prime interest rate and three building performance indicators being lessee turnover, total rent collected and centre foot-count. This confirms the strong reliance of the South African retail sector on credit sales. / Financial Accounting / M. Ph. (Accounting Sciences)
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