Items in the open

[Updated: 12 April 2026]

In providing insurance cover for the insured property an insurer and the insured property owner should consider all the actual and potential risks associated with the property, both in its entirety and the various components that are included.

Insuring items in the open, as exposed and situated on the exterior of the buildings, is often ignored or misunderstood. While these items are insured against all the normal perils of a community scheme policy (embracing both body corporate and homeowners’ associations), items in the open are not automatically insured against theft without forcible entry to, or exit from, the insured buildings.

Most specialist property insurers do now include a cover extension in respect of limited cover for external fixtures and fittings and/or common property items in the open. As the policy contract wordings differ to an extent between insurers, the insurance broker of the body corporate should be approached to discuss this cover to ensure that the body corporate is sufficiently insured for any items that may be exposed ‘in the open’.

Let’s look at some of these items:

• Gate motors: The replacement cost of a motor can vary from R8,000 plus, depending on the specifics of the motor. Most schemes may have two or more gate motors. When a gate motor is stolen or vandalised, the safety of the complex is at risk, and the motor should be replaced as a matter of urgency. Some insurers grant free cover for gate motors, but this cover is usually limited and is not always sufficient to replace multiple stolen gate motors.
• Intercom systems and security cameras: These items can vary in replacement cost and with modern technology, repair of intercom systems is quite commonly neither possible nor cost-effective. Similarly, CCTV Cameras are becoming more sophisticated and expensive.  Again, without these items the security of the complex is at risk.
• Air conditioning units or compressors: While some insurers do accept these items as fixtures and fittings, some other insurers may not; many claims have been rejected due to theft loss/damage where there is no forced entry to the building. Aircon units are often targeted for scrap metal value and claims for the cost of repairs quickly exhaust the available insurance cover limits.
• Fire extinguishers: These items are most commonly installed inside the buildings but can also still be stolen without any visible signs of force. The complex is then at risk when a fire may occur and subject to the cost of having to replace items to remain compliant with current regulations.

These are some of the main items at risk, but several other types of fixtures and fittings items may also be at risk of theft without forced entry to, or exit from, the insured buildings.

To cover items in the open where an insurer does not include a complimentary cover extension, all such items should be specified under the ‘All Risks’ or ‘Specified Items’ section of the policy. Additional premiums are relatively low and should be considered by the body corporate as an essential cover option.

Specifying items

It should be noted that items in the open will be covered for some perils under the standard buildings cover. Losses due to malicious damage and/or impact by road vehicles are two insured perils/events included in the basic cover of the policy.

Should an intercom system or a gate motor be maliciously damaged by outsiders, or damaged via impact by a road vehicle, and the items are not specified under the ‘All Risks’ section of the policy, the claim should be dealt with under the basic covered perils of the policy. These events would be deemed ‘sudden and unforeseen’ and qualify for claim settlement consideration.