Buying a home? Don’t skip these 5 essential certificates
Make sure your new home is safe, legal and ready to move in with these essential certificates.
When selling your home, one often overlooked step is obtaining several certificates of compliance (COCs). These COCs are needed before the official transfer, serving as proof that key aspects of the home are in proper working order.
“While these COCs must be completed prior to transfer of ownership, the ideal time to secure them is upon signing the offer to purchase (OTP) – or even prior to listing the property to avoid any delays,” says Gavin Lomberg, CEO of ooba Home Loans. Lomberg highlights that the seller is responsible for the costs associated with the issuing of COCs.
He says the five essential COCs are:
- Electrical compliance certificate
- Electric fence certificate (only applicable to homes with electric fences)
- Gas certificate (only applicable to homes with gas cookers)
- Water/plumbing installation certificate (only required in the City of Cape Town)
- Beetle certificate (not mandatory, but it is customary in coastal areas).
“These certificates can only be issued by registered professionals and are dependent on a physical inspection of the property,” says Lomberg. He explains that if the property does not pass the compliance inspection, the seller must cover the cost of any work needed to fix the faults before ownership is transferred.
Ben Chiroro, an associate for STBB attorneys and ooba Home Loans partner, adds that depending on when they were carried out, an updated compliance certificate could be required.
Electrical COC
These are valid for two years.
“Regulation 7(1) requires every homeowner to have a valid electrical COC, along with an approved test report. This means that even if you’re not selling your property, you must still hold a valid electrical COC of less than two years,” says Chiroro.
He says that regardless of whether you have a tenant in the property or live there yourself, you are responsible for ensuring the electrical installations in the home are safe – and verified by a COC.
The COC will set the homeowner back at least R1 000 upwards – depending on the amount of work required, he says.
If additional installations are implemented after the certificate was issued, such as an inverter or solar system, a supplementary certificate is required.
Electric fence COC
Only valid for two years.
This certificate serves as proof that the electrical work on your fence complies with the requirements of the Occupational Health and Safety Act and meets the South African National Standards (SANS 10222-3:2012).
The cost of obtaining this certificate ranges from R550 upwards, depending on the amount of work required. “If non-compliant, the property will not be transferred, and the owner runs the risk of rejected insurance claims in a case where someone is injured – regardless of whether they were an intruder or not,” shares Chiroro. He adds that this certificate is transferable.
Chiroro says the COC generally applies to freehold properties only, with the body corporate responsible for electric fence compliance in most sectional title property blocks.
Gas COC
Chiroro explains that this certificate is mandatory for properties using liquid gas. Additionally, they must be issued by an authorised person or approved inspection authority after any installation, modification or alteration, or when ownership changes. The COC is important because it shows that the installation meets the requirements of the Occupational Health and Safety Act.
“A gas leak from an incorrectly installed appliance poses serious health risks and could even result in an explosion,” says Chiroro.
The cost of obtaining the certificate varies anywhere from R1 000 to tens of thousands of rands, depending on the amount of work required.
There is no legal requirement specifying how long a gas COC remains valid, but industry practice recognises them as valid for around five years. Chiroro advises obtaining a new certificate with each change of ownership to ensure compliance with current regulations and to give the buyer added peace of mind.
Water/plumbing installation COC
This particular COC is mandatory in the City of Cape Town, as per a water by-law.
Chiroro explains that the certificate verifies the water meter is functional, that there are no leaks or defects causing water waste, that stormwater is not discharged into the sewer system and that the water installation complies with the National Building Regulations and local by-laws.
Including a water/plumbing certificate in an OTP is becoming common practice outside Cape Town, as it reassures the buyer that the installation is compliant and in good working order.
It typically costs between R500 and R1 000.
Beetle COC
This certificate is valid for around three to six months.
While not mandatory, some homebuyers may request this COC – especially in coastal regions like the Western Cape and KZN.
“It proves to the buyer that the property is free of destructive pests like termites in homes where there is a lot of structural timber installed,” says Lomberg.
The checks must be carried out by a qualified pest-control inspector or entomologist and cost between R500 and R1 000.
Issued by Jess Gois
