AFHCO Mismanagement of Lease Termination and Deposit Refund – 320 Etude Estate, Midrand

I am writing this review to formally express my dissatisfaction with the handling of my lease termination and deposit refund process at Etude Estate, located at 320 Etude, 51 Mozart Lane, Noordwyk, Midrand, under the management of AFHCO - https://afhco.co.za specifically the appointed agent Lucky Lukhele and customer service representative Rebone Phale.

As a long-term tenant, I occupied the unit from May 2019 until February 2025, being the first occupant of the unit. Upon vacating the premises, an exit inspection was duly conducted by Mr. Lukhele, who explicitly confirmed in writing that "Your unit was perfect and thanks for cleaning." This communication was forwarded to Ms. Phale when I was later informed that I would not be receiving a refund of my security deposit, allegedly due to the unit not being returned in its "original condition"—a claim wholly inconsistent with the inspecting agent’s feedback and my own conduct as a tenant.

At no point during my tenancy did I cause structural damage, deface walls, or breach any material terms of the lease agreement, specifically the clauses governing the tenant's duty to maintain the premises in a tenantable state. The withholding of my deposit without substantiated claims or itemised deductions appears to be arbitrary and in contravention of the Rental Housing Act, 1999 (Act No. 50 of 1999), which requires landlords to return the deposit within 14 to 21 days, failing which proper evidence of damages must be provided.

Moreover, this is not an isolated incident. Like many other former tenants, I find it disconcerting that Patricia Z reported an almost identical experience—being denied her refund until a public review prompted corrective action. This pattern raises serious concerns about systemic non-compliance with tenant rights and ethical standards in property management.

Tenants deserve transparency, procedural fairness, and accountability during both the tenancy and the termination phases. I urge AFHCO to review its internal procedures and ensure that inspections, deposit handling, and tenant communication are conducted in a lawful and professional manner. A company entrusted with residential property management must uphold both the letter and the spirit of the law, not exploit the imbalance of power that often exists between tenants and landlords.

Until then, I cannot in good conscience recommend Etude Estate or AFHCO to prospective tenants. I also reserve my right to seek recourse through the Rental Housing Tribunal should this matter remain unresolved.

After abrupt dismissal of the matter on 3rd March by Ms Phale, multiple follow ups on the matter were sent on the below dates to both Mr Lukhele and Ms Phale: Follow up 1: 5th March 2025 at 13:23 Follow up 2: 6th March 2025 at 09:00 Follow up 3: 13th March 2025 at 07:56

I hope no one accepts the treatment I received from AFHCO in future.

Extending my sincere apologies to Plus Group for the misunderstanding on my side. Thank you for the clarity and assistance to Michelle from Plus Group.