Before starting any major construction on a property, it is important to know how to navigate the complex process of submitting building plans for approval in South Africa. Understanding the intricacies of this procedure is essential to ensure that the project complies with local regulations and can move forward smoothly.
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Adrian Goslett, Regional Director and CEO of RE/MAX of Southern Africa, explains that each local municipality will have their own sets of regulations and procedures; however, most follow a similar process. Across the board, any project that will have an impact on the structure of the home will require building planning approval before any construction can begin.
“Although this may seem tedious, the process exists in the best interests of the whole community. First and foremost, it ensures that construction projects comply with local building codes and regulations, prioritizing safety and structural integrity. Approval also helps protect the interests of the community by ensuring that new developments or renovations fit within the existing urban and environmental context. It also promotes sustainable and responsible land use, helping to avoid overcrowding, preserve natural resources, and maintain aesthetic harmony in neighbourhoods,” Goslett explains.
When submitting plans for approval, there are several steps the are generally required by most municipalities. To help explain the process, RE/MAX of Southern Africa explains some of the most common steps involved in the planning application process.
Step 1: Submit a building plan application form
Depending on the type of submission, you might be required to complete and provide different documentation, but the first step is always some form of competing a building plan application form that is provided by the local municipality. This form can be collected at the local municipality office or is sometime also available on the municipality’s website.
When submitting this form, homeowners will also typically be required to submit the following supporting documents:
- Copies of the building plans, which the homeowner will need to have drawn up by a professional architect.
- Copies of the homeowner’s ID, title deed of the property, and municipal rates account.
- Receipt for payment for any applicable fees.
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Step 2: Submit a demolition permit application form
This form only needs to be submitted if there is any serious demolition involved in the project. The form is available at the local municipality and is also usually available on their website. Depending on the scale of the demolition, homeowners might also be required to submit a waste management plan, which can typically be provided by the homeowner’s hired contractor.
Step 3: Line up your inspections
At least two working days before construction begins, the homeowner will need to provide notice of intention to commence building work to the municipality’s building inspector who can then arrange to conduct an inspection of the worksite and foundation trenches. The municipality’s inspector will also need to inspect the sewer installation in accordance with the approved plan and, at the end of the build, will need to conduction an inspection of the completion of work in accordance with the approved plan.
Step 4: Certificate of occupancy
The final step in the process is to apply for an occupancy certificate. Local municipalities require that the new space may only be formally occupied after the occupancy certificate has been granted.
While the above points provide a rough outline of the various procedures, Goslett warns that requirements may vary by municipality, and applicants should contact their local municipality for specific information and guidance.
“Apart from enforcing minimum building standards, building planning approval also facilitates various legal and financial aspects of property ownership, which makes it a fundamental step in any renovation project. Homeowners who avoid obtaining the necessary approvals will inevitably run into trouble when it comes time to sell the home".
What are some of the questions people looking to build a residential property should ask of their quantity surveyor?
In an article published on 9 February 2023, professional quantity surveyor Guillaume Cillié, managing director at CAQS Quantity Surveyors in Cape Town, says there are various factors that determine the cost of building a residential property. He sheds light on some of the most pertinent considerations.
How can we reduce the cost: The goal should always be to get the most value for money. “There is nothing wrong with asking your quantity surveyor where and how you can best optimise your building budget,” Cillie believes.
How long is this project going to take: Time is money on a building project so make sure you have clarity on how long your residential building project is going to take so that the various parties can be held accountable and expectations managed.
How do I choose a contractor: Your quantity surveyor is likely to have a database of trusted contractors that they work with on a regular basis.
What is the expected cash flow: The quantity surveyor is usually responsible for paying the construction company, which means they are in charge of cash flow. Cillié explains: “Make sure you know how the project will be paid for. It’s usually monthly, though in some cases it might be 30% upfront, 30% at halfway and the balance upon completion. Make sure you’re clear on how the cash flow will be managed.”
How are the costs of the quantity surveyor calculated and what does it include: The quantity surveyor is also a service provider and should not have a problem disclosing how their fees are calculated.
What kind of building contract is put in place: Insist that your quantity surveyor explains the in’s and out’s of the contract if necessary.
How and where can one save on a residential building project?
"Opt for brickwork, rather than concrete elements if possible. Concrete is more durable but in terms of structural integrity brickwork is just as suitable for a residential property," Cillié advises.
Reducing the height between the floor and ceiling is also likely to make a noteworthy difference to the cost. Significant savings can also be had on the finishes, including flooring, joinery, sanitary ware and even paint.
"Choose locally manufactured products and materials wherever possible, it’s the best way to sidestep the effect of the exchange rate and to boost the local economy," Cillié believes.
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What are some of the unexpected costs that always come to plague a project?
One of the reasons one opts to employ a quantity surveyor on a residential building project is to ensure that unexpected costs don’t crop up. "The quantity surveyor’s role is to determine and manage the budget as tightly as possible, to offer maximum value and minimum cost, so that there are no surprises when it comes to costs," says Cillié.
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