Frequently Asked Questions

Here are the questions we are most frequently asked. If you question isn't anwered here, please contact us and we'd be happy to help.

A Life Right or Tenancy Right is a world-leading retirement housing model that offers security of tenure for you and your spouse. The model is recognised by the Housing Schemes for Retired Persons Act 65 of 1988.

Benefits of a Life Right or Tenancy Right with Flower Foundation:

  • No transfer fees or agents commission
  • No registration or legal fees
  • No Rates and Taxes
  • Physical and financial security
  • Access to nursing care if required
  • Structural insurance covered by the property owner – Flower Foundation
  • Refunds are based on future Life Rights/Tenancy Rights sales value and not the original purchase price
  • Affordable accommodation, generally lower prices than full title or sectional title homes
  • Flower Foundation as the sole owner of the property maintains the on-going responsibility for the management, maintenance and upkeep of the villages, including the exterior of the units.

In order to secure accommodation, an agreement will be concluded between Flower Foundation and the resident, an up-front cash payment for the right to occupy a unit will apply. Upon signing an agreement a deposit is payable and a once-off non-refundable R17,000 administration/entrance fee. The balance of the Life Right /Tenancy Right is due one week before occupation date as per the agreement.

A resident’s right to remain in the independent accommodation can depend on health and ability. If the resident is no longer able to care for themselves they will be transferred into a Care Centre where they will receive Assisted Living or Frail Care.

Flower Foundation is not government subsidised and therefore monthly levies are used to cover the running costs of the village and include the following:

  • Security *
  • Communal water and electricity
  • Rates and Taxes
  • Water usage *
  • Cleaning service*
  • Communal garden service
  • Insurance of buildings
  • Management of the village
  • Maintenance of the village
  • Access to wellness clinics and emergency support
  • Panic button system

* depending on village

When a resident vacates the unit, it is refurbished at the resident’s cost and resold. Refurbishing the unit means fixing up the interior and includes carpeting and painting. A percentage of future Life right / Tenancy Right value is refunded to the resident. The value of the unit generally escalates annually depending on the property market.

Repayment of a Tenancy Right to the resident is based on a sliding scale specific to the village.

Refunds of a Tenancy Right are only paid out once the unit has been sold and the new Tenancy Right has been paid in full by the new resident. Refunds are paid into the residents bank account or the estate late bank account. Where agreements state that units have been financed by a third party (eg: children), then the refund will be paid out to that third party.

If a resident transfers to a Flower Foundation Care Centre, the due percentage is retained by the Foundation on behalf of the resident and these funds are used to cover a portion of the care levy. The resident will also receive a 10% discount on the care levy.

For couples who have purchased a Tenancy Right, the agreement is signed in both partners names, therefore, if one spouse transfers to the Care Centre, the remaining spouse stays on in the cottage. The refund of the Tenancy Right will be paid out to the remaining spouse or their estate when they vacate the cottage.

Yes, we are a small pet friendly organisation.

Application for a pet must be in writing to the resident committee for approval. Please note not all villages allow cats.

For health reasons, pets are not permitted in the Care Centres.

Applying for accommodation is a simple 3 step application and approval process.

STEP 1 - Application forms are completed to reserve the unit

STEP 2 - Financial Assessment and Approval

  1. Flower Foundation reviews finances by assessing affordability for the accommodation being applied for, as well as affordability for Frail Care in the future;
  2. In most cases Flower Foundation will request a deed of surety to be completed. If you do not have anyone to stand as surety, this does not necessarily exclude you from purchasing a unit. In this instance please discuss your situation with us so we can provide a personalised solution.

Flower Foundation can request or call upon a surety in the future should the applicant need financial assistance with any of the following items:

  • Monthly levy
  • Electricity and water (cottage / flat residents)
  • Laundry (cottage / flat residents)
  • Maintenance and repairs (cottage / flat residents)
  • Hairdresser
  • Podiatrist
  • Manicurist
  • Sundry medication, oxygen, dressings etc
  • Gate activator and or personal panic button
  • Incontinent products
  • Lost keys (where applicable and on request)
  • Meals and refreshments (where applicable and on request)
  • Carport / garage rental (where applicable and on request)
  • Additional care-giver or private nurse charges. (where applicable and on request)

The object of the surety is to ensure that all applications in independent living, assisted living and frail care are covered from a financial aspect. Flower Foundation is a registered Non-profit organisation and needs to protect its interests by ensuring that all incoming applications will not become reliant on the Foundation should their funds become depleted.

STEP 3 - Medical report form completed by GP

Flower Foundation Medical Report forms must be completed and approved by a GP (General Medical Practitioners) for new applications for residency. The medicals are submitted to the Matron of the village who will meet with you for a nursing assessment.

The Medical Approval is to ensure that residents are being accommodated in apartments best suited to their health and care requirements. The GP must complete Flower Foundations medical report fully and submit with any scripts required. The Matron will appoint a time with you for the health assessment.

Once finances and medicals have been approved, arrangements will be made to sign the agreement.

Units are re-carpeted and painted prior to occupation. If you require other improvements / alterations to the unit the following procedures must be followed:

  • Request in writing addressed to the CEO, Mr G. Coetzee, detailing the alterations required. This request can be made prior to signing an agreement but no later than 1 week after signing an agreement. The Projects Manager will discuss your requirements with you. Feasible alterations will be agreed to in writing by the CEO. Alterations will only commence after an agreement has been signed and the deposit is paid.
  • All costs of alterations are for your account and Flower Foundation takes no responsibility for billing, payments or risks associated with the alterations, or delays to the agreed occupation date. Electrical alterations will require an electrical certificate of compliance.
  • Flower Foundation has its approved contractors who you can make use of for your alterations.

Flower Foundation has several Assisted Living and Frail Care centres which are designed to cater and care for the needs of the elderly. For this reason, we do not allow cottage nursing on a permanent basis.

Some villages naturally have longer waiting lists than others. However, for various reasons vacancies may still be available to those not on a waiting list. Please contact the Sales Department for waiting lists details related to the village you are interested in. Sales can be contacted on 011 781 4920 or info@flower.org.za.

We encourage you to complete an application form in order to be placed on the list to plan for your retirement. There is a once off non-refundable application fee of R350 and the annual subscription fee is currently R300.

For waiting list applications:

  • Complete the Flower Foundation application form.
  • Attach two recent photos of yourself (and spouse if applicable). Optional
  • Attach proof of payment of R350 application fee to application form.

Once the application form and proof of payment have been received you will receive a letter confirming your placement on the waiting list and your subscription number.

You may opt for two choices on the waiting list by choosing two villages or two different accommodation options at the same village

Applications must be returned to the Sales Department at Head Office via e-mail info@flower.org.za or post to PO Box 3442, Randburg, 2125 or deliver to your nearest Flower Foundation Village in a sealed envelope clearly marked for the Sales Department

Assisted Living requires assistance with activities of daily living.

This includes basic care such as:

  • Bathing
  • Beds made and linen changed
  • Room cleaning
  • Three meals daily and refreshments
  • Dressing
  • Laundry service
  • Ordering, control and administration of medication
  • Nursing care includes simple treatment of pressure areas, wound care and The resident must be able to get himself to the communal facilities, like the lounge, dining room etc. independently.

Frail Care requires direct assistance with all activities.

  • Bathing
  • Beds made and linen changed
  • Room cleaning
  • Three meals daily and refreshments
  • Dressing
  • Laundry service
  • Ordering, control and administration of medication
  • 24hr observation
  • Nursing care as required; this includes care of pressure areas, wound care, dressings and catheter or stoma care, bed bathing, transfers to and from wheel chair, assistance to communal areas and activities.

Anyone from the age of 55 can apply for accommodation. There is no upper age limit for acceptance into accommodation, however, an applicant’s health and medical needs are considered when applying for accommodation.

Flower Foundation strives to place residents in the right environment that will cater for their health and medical needs and is based on the doctors’ medical report and Matrons’ medical assessment.

The following villages have a dining room where meals can be taken at extra cost. Visitors are welcome to join residents for a meal.

  • Elm Park Village – Northcliff
  • Silver Stream Village & Chalets – Randburg
  • Willowbrook Village – Sandton (meals included in levy)
  • Witpoortjie Village – Witpoortjie
  • Zonneveld Estate – Witpoortjie (Off-site at Witpoortjie Village)
  • Maxhaven Village
  • Kensington Gardens (Takeaway lunch is offered)
  • All Care Centres have a dining room and meals are included in the monthly levy

When purchasing a Tenancy Right unit, there is a R17,000 admin/entrance fee payable when signing the agreement. It is a once off fee and is non-refundable.

Monthly levies are payable for all units.

Life Rights/Tenancy Rights and levies are revised annually and changes take effect on 1 April every year.

All residents have access to care, whether that care is on site or off-site. For villages where there is no care centre on site, residents will be transferred to the nearest care centre or a care centre of their choice.

Elm Park Village (Northcliff)
Silver Stream Village & Chalets (Randburg)
Witpoortjie Village (Witpoortjie)
Kensington Gardens (Kensington)
Maxhaven Village (Cresta)
Orchid Place (Houghton)
Willowbrook (Sandown)
Zonneveld Village (Witpoortjie)
Waverley Gardens Memory Care (Waverley)
Pioneer House (Oaklands)

Some units will have a garage while others have carports.


  • Elm Park Village – Northcliff
  • Silver Stream Village – Randburg
  • Orchid Place – Houghton
  • Witpoortjie Village – Witpoortjie
  • Zonneveld Estate – Witpoortjie


  • Kensington Gardens – Kensington
  • Maxhaven Village – Cresta
  • Silver Stream Chalets – Randburg
  • Willowbrook Village – Sandton
  • Witpoortjie Village – Witpoortjie
  • Zonneveld Estate – Witpoortjie

*Not necessarily attached.
*Included in levy monthly charge.


Start your journey with Flower Foundation today!