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COVID-19 Archives | Page 2 of 6 | Eviction Lawyers South Africa

No evictions or demolitions without a court order, judges rule

By | Eviction law case summaries, Eviction news, Eviction orders, Evictions

Reprinted from BizCommunity, by James Stent – 2020-08-27

The City of Cape Town’s Anti-Land Invasion Unit (ALIU) will not be allowed to evict people or demolish their structures, whether occupied or unoccupied, without a court order while the country remains in a state of national disaster.
Bulelani Qolani, who was evicted from his shack in July. The Western Cape High Court on Tuesday ruled that the City of Cape Town must have a court order to evict someone or demolish a home during the state of national disaster. Archive photo: James Stent / GroundUp

Bulelani Qolani, who was evicted from his shack in July. The Western Cape High Court on Tuesday ruled that the City of Cape Town must have a court order to evict someone or demolish a home during the state of national disaster. Archive photo: James Stent / GroundUp

Judges Shehnaz Meer and Rosheni Allie in the Western Cape High Court on Tuesday afternoon granted an interim relief stating that the City must have a court order to evict anyone or demolish a home.

The case was brought by the SA Human Rights Commission following a string of demolitions and evictions by the City of Cape Town in recently-occupied informal settlements. The removal of Bulelani Qolani from his shack by City officers while naked was widely covered in the media. Other respondents listed in the case included the Ministers of Human Settlements, Cooperative Governance and Traditional Affairs, and Police, and SAPS national commissioner.

Judges Meer and Allie also ordered that in cases where a court order is obtained for an eviction or demolition, the City must execute the order in a lawful and respectful manner that “upholds the dignity of the evicted persons”. They said the City is “expressly prohibited from using excessive force” and may not destroy or confiscate material belonging to those evicted.

The court has given the City a week to return “all building material and personal possessions” taken by the ALIU since 1 May and ordered that it pay R2,000 to the parties cited by the Economic Freedom Fighters in its submissions to the court.

The City was further interdicted from “considering, adjudicating and awarding” bids and tenders related to demolition services for the ALIU.

The court also instructed SAPS members present at a court-sanctioned demolition or eviction to ensure that the actions are being lawfully executed and to “protect the dignity of the persons evicted”.

Costs of the application will be shouldered by the City of Cape Town, except for the costs of the hearing of 25 July.

Mayor Dan Plato has said he has instructed the City’s lawyers to appeal the decision. He said that the judgment sets a dangerous precedent for all landowners. “If left unchallenged, the interdict would make it almost impossible for landowners to protect their property from unlawful occupation and to prevent people from establishing homes, albeit unlawfully, on the property of others. The knock-on effect of the large-scale orchestrated land invasions we have seen is simply devastating for Cape Town, its communities, residents in general and the City.”

In October, hearings will be held to determine whether or not the municipality has the authority to execute demolitions or evictions without a court order after the end of the state of national disaster.

This article was originally published on GroundUp.

Some links added by SD Law.
Simon Dippenaar & Associates, Inc. is a firm of specialist eviction lawyers, based in Cape Town and now operating in Johannesburg and Durban, helping both landlords and tenants with the eviction process. Contact one of our attorneys on 086 099 5146 or sdippenaar@sdlaw.co.za if you need advice on the eviction process or if you are facing unlawful eviction.

Further reading:

High court declares the City of Cape Town’s lockdown evictions illegal

By | Eviction law case summaries, Eviction news, Evictions

Reprinted from the Mail & Guardian, by Lester Kiewit – 2020-08-25

The Western Cape high court has found the City of Cape Town had acted illegally in launching evictions and demolitions on what it called “unoccupied dwellings” during the lockdown period.

The case, brought by the South African Human Rights Commission (SAHRC) and civic group Housing Assembly, was laid  after the city and its law enforcement evicted a naked man, Bulelani Qolani, from his shack at the Ethembeni informal settlement in Khayelitsha in July.

During that time South Africa was in level three of national lockdown to mitigate the spread of the coronavirus.

Under lockdown regulations, no evictions can take place. But the city argued the regulations did not preclude dwellings that were not occupied.

In its case, the applicants cited examples in Hangberg, Ocean View, and Khayelitsha, where law enforcement and the city’s anti-land-invasion unit (ALIU) had evicted people and torn  down their homes during the coronavirus outbreak. This, they said, exposed people to the virus.

‘Forced removals’

In the judgment, high court Judge Yasmin Meer, with Judge Rosheni Allie concurring, likened the eviction of Qolani as “reminiscent of apartheid-era brutal forced removals”. She said that law-enforcement officers determined, without a court order, that homes on occupied land should be demolished.

In the judgment in the application in two parts, Meer ruled that the city and the ALIU were interdicted from demolishing or evicting anybody from any shack, hut, tent or dwelling for the duration of the national state of disaster, except when a court order is obtained.

The order reads that, if court permission is granted for any eviction, law enforcement or any contractor appointed by the city should undertake to execute the eviction in a manner that upholds the dignity of the evicted people. They are also prohibited from using excessive force or from confiscating the personal belongings of individuals.

The South African Police Service has also been ordered to ensure that, if they are present, all national laws are obeyed in conformity with the Constitution.

Further down in the judgment, the court was scathing of the City in how it decided whether a dwelling was unoccupied.

“The applicants contend that the City’s position that the ALIU is entitled to demolish structures it has determined unoccupied solely by sight … City officials, in their own discretion, decide whether a structure is occupied and no provision is made for a person affected by the decision to have recourse to a court before the structure is destroyed … Occupiers are deprived of their possession of the structures by City officials who sit in judgment of their own cause.

“The City has in my view not provided a substantial response to the charge of the applicants … that the ALIU determines which dwellings are unoccupied and singled out for demolition in an arbitrary, capricious, and unfettered manner,” Meer’s ruling reads.

Homelessness, poverty and desperation

The ruling sided with the SAHRC and Housing Assembly’s contention that current ongoing land occupation is being driven by homelessness, poverty and desperation.

This is in contrast to the City claiming on several occasions that land occupations are being driven by political characters.

“It is the poorest of the poor, the downtrodden, and unemployed who seek refuge in informal settlements and erect structures to provide shelter,” the judgement reads.

“This is especially so during catastrophic times we are forced to endure while the coronavirus pandemic rages,” it adds.

The court has also declared that although confiscated possessions of evicted people must be returned to them, compensation for the loss of personal possessions should also be paid to individuals who have suffered.

“Compensation for loss of personal possessions in the sum of R2 000 per person would be fair in all circumstances. A list of names of affected persons must be provided to the City.”

The court ruling could have far-reaching consequences throughout the country as municipalities worry about ever-increasing lockdown homelessness and land occupations.

National response

The national department of human settlements, which was a respondent in the case, said it had supported the SAHRC’s efforts to prevent the city from evicting people.

“The department’s views are aligned with the council and with section 26 of the Constitution, [the] Disaster Management Act and lockdown regulations. Arbitrary evictions are illegal: a court order must be sought and must be given effect. Without a court order, after people have lived in a space for over 48 hours, then evictions are illegal. This requires vigilance on [the part of] municipalities but, most importantly, a proper plan for urbanisation and the urban poor,” said department spokesperson Yonela Diko.

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Are you affected by this or other eviction issues?

Simon Dippenaar & Associates, Inc. is a firm of specialist eviction lawyers, based in Cape Town and now operating in Johannesburg and Durban, helping both landlords and tenants with the eviction process. Contact one of our eviction attorneys on 086 099 5146 or sdippenaar@sdlaw.co.za if you need advice on the eviction process or if you are facing unlawful eviction.

Further reading:

Johannesburg residents head to court to fight ‘unlawful’ evictions

By | COVID 19, Eviction law case summaries, Eviction news, Eviction notice, Eviction orders, Evictions

Francina (last name unknown) stands beside the remains of her demolished shack. The shack cost her R2,800 to set up. She took a year to save the money. (Photo: Shiraaz Mohamed)

Residents in an informal settlement in the south of Johannesburg have gone to court to challenge their recent eviction, which they say was illegal and left them homeless and destitute in the midst of the coronavirus pandemic.

Residents of the Nana’s Farm informal settlement in Klipriviersoog, which sits between Eldorado Park and Lenasia in Johannesburg’s south, have gone to the South Gauteng High Court to challenge their recent eviction and demolition of their shacks.

In an application against the City of Johannesburg, SAPS, JMPD and SANDF, heard on 24 July 2020, residents argued that the city did not have a court order when it evicted an estimated 300 families and demolished their shacks on 18 and 19 July, rendering them homeless during the health and economic crises caused by Covid-19.

Grace Chauke, the first applicant who admitted she and others have illegally occupied the vacant land from as far back as 1990, said the city had ignored State of Disaster regulations and directives from Human Settlements, Water and Sanitation Minister Lindiwe Sisulu when it evicted many residents in the area without a court order.

Residents want compensation from the City and for the court to provide an interdict to prevent further evictions. They also want the evictions declared unlawful and a violation of their constitutional rights to dignity and security.

“The Applicants at the draft of this application remain homeless and destitute, making them prone to elements of danger and most especially the Covid-19,” said Chauke in her affidavit to the court.

Chauke, represented by Lawyers for Black People SA, which were referred to the community by an EFF member, said the City had acted like a law unto itself by evicting residents without a court order, and committed a “gross violation of the law and regulations put in place during the lockdown”.

She said city officials arrived in the area on the evening of 18 July with JMPD, SAPS and SANDF members, and started removing belongings from households without explanation.

“When the Applicants tried to understand what was going on, members of the [SAPS and JMPD] threatened to shoot and beat up those who would attempt to prevent them from doing their work,” she told the court.

“The conduct of the [City of Johannesburg] who authorised the unlawful act is tantamount to no regard of the law at all.”

In her court papers, she mentioned another woman who she said was given five minutes by the authorities to leave her shack before it was demolished. She and the woman and her husband are unemployed and now homeless with a two-month-old baby.

A number of municipalities across the country have continued to evict residents during the pandemic, leading Sisulu to warn that evictions are prohibited under lockdown regulations.

However, she has also said new land occupations, which are reported to have increased, are also against the law and authorities should go to court if they want to evict residents.

“Invasion of land is illegal. But at the same time, once somebody is in a house that has been put up, the law enforcement agencies are required to approach the courts to get permission to do something about that,” Sisulu told the National Council of Provinces earlier in July.

Residents who were evicted in Klipriviersoog are adamant that they occupied the land between 1990 and 2018, but they argue that the City of Johannesburg is still obligated to get a court order even if they occupied the land recently.

They say they are now more at risk of contracting and spreading Covid-19.

“The President of the Republic ordered that everyone stays at home during the lockdown… what home is then left for the Applicants if the same government can destroy them,” said Chauke.

The City of Johannesburg has argued that the demolitions were lawful as they only targeted shacks built recently.

Johannesburg Mayor Geoff Makhubo visited the area after residents protested against the evictions.

“Whoever has been here for the longest of time is allowed to stay here. We need to do an impromptu inspection. We can tell if a shack was built yesterday. We were not born yesterday. We can tell these things. We are not going to allow any more growth. Any new shacks will be dealt with,” he said.

The Western Cape High Court recently ruled that the City of Cape Town acted unlawfully when it evicted and demolished the property of a Hangberg resident who illegally occupied land and built a house during the lockdown.

In that case, Judge Gayaat Salie-Hlophe said “in the absence of an eviction order, and with that an order expressly stating that it is just and equitable to do so, demolitions of homes cannot be carried out lawfully at present, during alert Levels 3 and 4”.

Meanwhile, lawyers for Nana’s Farm residents as well as the Johannesburg municipality were conducting an audit on Monday of which shacks were demolished in the area, as photos submitted to the court showed that a number of shacks were still standing.

The case is likely to continue on Thursday, said Zuko Madikane from Lawyers for Black People SA.

 

Reprinted from Maverick Citizen by Greg Nicolson

 

Simon Dippenaar & Associates, Inc. is a firm of specialist eviction lawyers, based in Cape Town and now operating in Johannesburg and Durban, helping both landlords and tenants with the eviction process. Contact one of our attorneys on 086 099 5146 or sdippenaar@sdlaw.co.za if you need advice on the eviction process or if you are facing unlawful eviction.

Further Reading: