Page 9 - Notes from LRC's Housing Conference

A) Phases in the eviction process under ESTA
1) Termination of Rights Phase: In terms of section 8 (1), an occupier’s right of residence may be terminated on any lawful grounds, provided that such termination is just and equitable, having regard to all relevant factors, including (a) the fairness of any agreement.....; (b) the conduct of the parties giving rise to the termination; (c) the interest of the parties, including the comparable hardship to the owner or person in charge, the occupier concerned, and any other occupier if the right of residence is or is not terminated; (d) the existence of a rea- sonable expectation of the renewal of the agreement.....; (e) the fairness of the procedure followed by the owner or person in charge, including whether or not the occupier had or should have been granted an effective opportunity to make representations before the decision was made to terminate the right of residence.
In terms of sections 8 (2) and (3), if the right of residence of an occupier was solely based on an employment agreement, his or her right of residence may be terminated if the occupier resigns from employment or is dismissed in accordance with the provisions of the Labour Relations Act. In terms of section 8 (4), the right of residence of a long-term occupier may not be terminated unless they have committed a fundamental or material breach. In terms of section 8 (5), on the death of a long-term occupier, his or her dependents or spouse may be given 12 calendar months written notice to vacate the farm, unless such dependents or spouse have committed a fundamental or material breach. Any attempts by the owner or person in charge to prevent the occupier from acquiring rights are void.
2) Notice Phase: An eviction order cannot be granted unless the court has satisfied itself that the owner or person in charge has complied with the requirements of ESTA section 9 (1). In terms of section 9 (2) (d), the owner or person in charge must send not less than two calendar-months written notice to an occupier, the provincial office of the Department of Rural Development and Land Reform, and the local municipality advising of his or her intention to evict the occupier. The purpose of this notice is to alert the occupier as well as the municipality and the Department of Rural Development and Land Reform about the possible eviction. The municipality must be prepared to play its role in the provisioning of temporary accommodation or emergency housing in terms of section 26 of the Constitution.
3) Probation Report Phase: In terms of section 9 (3), the owner or person in charge must advise the court to request a probation officer to submit to the court a report within a reasonable period. The report must contain (a) the availability of suitable alternative accommodation; (b) indicate how an eviction order will affect the constitutional rights of any affected person, including the rights of children, if any, to education; (c) point out any undue hardship that eviction would cause the occupier; (d) any other matter as may be prescribed.
4) Hearing Phase: It depends on whether the eviction is brought by way of application or action. If it is brought by way of action, oral evidence will be heard. If it is brought by way of application, oral submissions will be heard. The judge or magistrate hearing the matter will check whether there is compliance with the requirements of ESTA:
- whether the right of an occupier has been terminated in terms of section 8; and
- whether notices have been sent to the occupier, provincial Department of Rural Development and Land Reform and the municipality (sections 8, 9, 10 or 11) of ESTA.
SUMMARY NOTES FROM THE HOUSING CONFERENCE
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