Hundreds of people who bought residential stands from property developer Rent A Roof (RAR) in Bulawayo’s Cowdray Park suburb say years-long delays in servicing the land have left them unable to legally build their homes, despite having paid thousands of dollars for the properties.
Some beneficiaries have resorted to building without approved plans, while others say they continue paying municipal charges for services they do not receive.
The delays have become more pressing for some buyers following protests in South Africa on June 30, which disrupted the livelihoods of many Zimbabweans working there. Some have returned home hoping to begin building, only to find the land remains unserviceable.
Several beneficiaries, many of whom bought their stands while working in South Africa in 2023, told CITE they feel caught between the developer and the Bulawayo City Council (BCC).
On this topic
One beneficiary said he bought a stand expecting to begin construction soon afterwards but instead encountered unexpected costs and incomplete infrastructure.
“I bought a stand from Rent A Roof in 2023 while I was still working in South Africa. After buying it, I was given a letter to take to the Cowdray Park Housing Office. When I got there, I was told to pay an additional US$300 because Rent A Roof had not paid for the stand. None of this had been communicated to us,” he said.
He said he later discovered that building could not begin until the development had been fully serviced.
“When I prepared my house plans for submission to Council, I was told they could not even accept them because Rent A Roof had not completed servicing the area.”
He said the prolonged delays had become more distressing as many Zimbabweans working in South Africa faced increasing uncertainty.
“We are being chased away in South Africa, yet almost four years later Council is still saying Rent A Roof has not serviced the stands. Our plea is simple: why has Rent A Roof not completed the servicing after taking our money?”
Another beneficiary said many buyers had paid between US$6,000 and US$10,000 for their stands but were still waiting for basic infrastructure.
“There is no sewer system and no proper water infrastructure. Some people have had to install their own septic tanks because they need somewhere to stay.”
Some beneficiaries questioned why the local authority had not taken stronger action against the developer.
“Why is Council not taking Rent A Roof to court? We paid our money to the developer, yet every month we are expected to pay Council charges, including water bills, for services we are not receiving.”
They said the delays had prompted some people to build without approved plans because they had nowhere else to live.
“There are now more than 200 houses in the area. People are paying rentals and other charges, yet they still demand the basic services they were promised.”
Developer says project nearing completion
Responding to the concerns, Rent A Roof Project Manager Prince Mutotowa said the company was close to completing the outstanding infrastructure.
“While Rent A Roof is not the only developer operating in the Cowdray Park area, we are at advanced stages of completing our project,” he said.
Mutotowa said water infrastructure was complete and the remaining work centred on the main sewer outfall.
“The water works are 100 percent complete, and the remaining portion of the sewer works, which relates to the main sewer outfall, is nearing completion.”
He said household sewer connections had already been completed.
“We are working diligently to conclude the work on the main line, which has presented challenges because of hard underground rock requiring specialised manoeuvring. We are committed to completing the project as swiftly as possible.”
Council disputes progress claims
Bulawayo City Council, however, disputed the developer’s assessment of the project’s progress.
Council’s Corporate Communications Officer, Bongiwe Ngwenya, said the latest municipal assessment showed water infrastructure was about 80% complete, while sewer works and roads were each about 60% complete.
She said development agreements generally require developers to complete servicing within 18 months.
“It is expected that, by the end of this period, the development will have been completed to a stage where the stands are serviceable and normal rating commences. This provision is intended to discourage developers from holding undeveloped land for prolonged periods without progressing the development.”
Ngwenya said the charging of rates formed part of the city’s land management framework and was intended to encourage timely development.
She acknowledged concerns from beneficiaries affected by delays beyond their control.
“Where there are delays in servicing that are beyond the control of beneficiaries, the City acknowledges the concerns raised. Such cases may be considered on their individual merits in accordance with the applicable Council policies, contractual obligations and relevant legislation.”
She confirmed that the council was aware that some stands sold in 2023 and earlier had not yet been fully serviced.
According to Ngwenya, the local authority has sought to enforce compliance by monitoring developments, engaging developers and applying municipal by-laws.
She said enforcement measures had included penalties against property owners who built without approved plans or occupied houses before obtaining Certificates of Occupation.
“The City continues to monitor developers’ compliance with their Development Agreements and takes appropriate action to ensure they fulfil their servicing obligations.”
Protection for homebuyers
Addressing concerns about safeguarding buyers, Ngwenya said developers are required to provide performance bonds from reputable banks before developments receive approval.
“The City of Bulawayo protects homebuyers by requiring developers to provide performance bonds as financial security to guarantee the completion of roads, water, sewer and other essential infrastructure. If a developer fails to fulfil these obligations, the bond may be called upon, subject to its terms, to facilitate completion of the outstanding works.”
She added that the council was strengthening regulations to prevent developers from selling stands before essential infrastructure had been completed.
On requests to suspend ground rentals and other municipal charges for affected beneficiaries, Ngwenya said each case would be considered individually.
“Any decision to suspend or waive such charges would need to balance the interests of affected beneficiaries with the City’s statutory and financial obligations and would be considered on its merits within the existing legal and policy framework.”
For many beneficiaries, however, those assurances have done little to ease their concerns.
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