HOMEOWNER GUIDE

Do you need approved building plans in Gauteng?

Most building work on a home needs plans approved by your municipality before work starts. Here is what needs plans, how approval works and what happens if you skip it.

Getting plans approved can feel like red tape, but it protects you. Approved plans mean the work has been checked for safety and against the building rules, and they make life much easier when you sell or insure your home.

This guide explains when you need plans, how the process works and how to avoid the most common problems.

In short

✓New homes, extensions and most alterations need approved plans.
✓Some small jobs count as minor building work, with a simpler process.
✓Plans are drawn by a registered professional and submitted to your municipality.
✓Estates usually need to approve the design as well.
✓Building without approval can lead to fines, delays and problems when you sell.

Who decides

In South Africa, building work is controlled by the National Building Regulations and Building Standards Act and the standards in SANS 10400. Your local municipality applies these rules. In Gauteng that means the City of Tshwane, the City of Johannesburg, the City of Ekurhuleni or your local municipality, depending on where you live.

Work that usually needs approved plans

A new house
Extensions, extra rooms and second storeys
Garages, flatlets and granny flats
Structural changes, such as removing a load-bearing wall
Converting a garage into a room
Many boundary and retaining walls

Minor building work

Some small jobs are classed as minor building work, for example a small garden shed, a carport or a low garden wall. These follow a simpler process, but in most cases you still need to tell the municipality and get its go-ahead before you build. The limits are set by the regulations and your municipality, so check before you assume a job is exempt.

Work that normally does not need plans

Like-for-like repairs and maintenance, painting, re-tiling, and replacing a kitchen or bathroom in the same place without structural changes generally do not need plans. If you are not sure, ask before you start. It is much easier than fixing it afterwards.

How the approval process works

A registered architect or draughtsperson measures up and draws the plans.
If the work is structural, a structural engineer designs and signs off that part.
If you live in an estate, the estate approves the design first.
The plans are submitted to the municipality with the required forms and fees.
The municipality checks them against the building regulations and the zoning rules for your stand, such as building lines and how much of the stand you may cover.
Once the plans are approved, building can start. The municipality inspects the work at certain stages.
When the work is finished, you apply for a certificate of occupancy.

In parts of Tshwane, the municipality may also ask for a dolomite or soil report before it approves plans. Approval times differ between municipalities and depend on how complete the submission is, so build this into your planning.

What happens if you build without plans

The municipality can issue fines, stop the work or, in serious cases, order that unapproved work be demolished. Unapproved building work can also cause trouble when you sell, because buyers, banks and conveyancers may ask for approved plans that match the house. Your insurer may also question a claim that involves unapproved building work.

In some cases you can get approval after the fact, but it is usually slower and more expensive than doing it properly from the start.

How we help

MC Developments SA builds to approved plans and to SANS 10400. Once your plans are drawn, our quantity surveying service can price them line by line, so your quote matches exactly what will be built. Not sure whether your project needs plans? Ask us during the site visit.

FAQ

Building plan questions

How long does plan approval take?

It depends on the municipality and on how complete the submission is. Ask your architect or draughtsperson for a realistic timeline and plan your start date around it.

Can I start building while my plans are being approved?

No. Work should only start once the plans are approved. Starting early puts you at risk of fines or an order to stop the work.

Do I need plans to convert my garage into a room?

Usually, yes. The use of the space changes, and a room people live in must meet rules for things like light, ventilation and ceiling height.

My house already has building work without plans. What now?

It is worth sorting out, especially before you sell. A registered architect or draughtsperson can measure up the existing work and submit plans for approval.

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