Hillbrow’s once-dilapidated Smithshof building has undergone an extreme makeover by the Johannesburg Housing Company (JHC) — while tenants continued living in it.
The renovation, which took place over six months, is seen as breaking new ground in the field of affordable inner-city housing. Smithshof was recently awarded the South African Property Owners’ Association 2005 Social Environment Award for excellence in property development.
JHC marketing and communications manager Dombolo Masilela said the company had not wanted to displace families.
‘Smithshof was renovated with tenants still living in it. The renovations started on the top floor and tenants were moved up as soon as we finished a floor.â€
Masilela said this model could be used again in suitable buildings.
Smithshof consists entirely of bachelor units that vary in size, with a rental range of between R950 and R1 200. The building was bought by JHC for R2-million, and the renovations cost a further R4-million.
The major repair job was the waterproofing of the roof to prevent leaks. The electrical system was thoroughly checked and individual meters were installed, while the plumbing was upgraded by replacing leaking pipes.
The building’s old coal boilers were replaced with gas boilers and will be further upgraded to solar power in the future. Besides the environmental benefit of the new boilers, the JHC felt coal boilers were a health hazard.
In addition to the structural improvement, Masilela said Smithshof’s lifts had been serviced and 24-hour security provided at the entrance gate. Intercoms had been installed in each flat, and a housing supervisor appointed to deal with tenants’ problems.
The JHC was set up in December 1995 to deliver housing for the inner-city regeneration programme. Its aim is to meet the housing needs of low-and moderate-income families.
By building, refurbishing and converting projects, it now provides homes for more than 4 000 men, women and children in 17 buildings across Johannesburg. A further 650 units are under construction at the Brickfields site in Newtown.