How to expedite the approval of house plans

Getting building plans submitted and approved, whether for a new home or renovations, is a long and tedious process that puts many people off even before they begin.

Unfortunately, there is no legal way around this. In terms of Section 4(1) of the National Building Regulations and Buildings Standards Act, one needs prior written approval from one’s local authority before starting any construction. Detailed plans must be drawn up and submitted along with all the relevant documentation outlined in the Act.

Regulations for planning are similar across South Africa but may differ slightly from one municipality to the next.

There may also be variations if you live in a protected or environmentally sensitive area, such as an eco-estate.

For heritage buildings, stricter planning rules generally apply, with even minor renovations subject to scrutiny by the SA Heritage Resources Agency (SAHRA), as well as the local authority.

Sectional title schemes and complexes managed by homeowners associations (HOAs) will also have specific building rules to be considered, which can be obtained from the body corporate or HOA.

You are entitled to design your own house and submit your plans for municipal approval. But you still need to appoint an architectural professional registered with the South African Council for the Architectural Profession (SACAP) to ensure the design complies with national building regulations.

The professional must provide proof of indemnity insurance. Once the plans have been drawn up, you must submit four to eight copies of the drawings – depending on the specific requirements for your region – to your local municipality, together with the completed application form and the applicable fee.

Other documents to be submitted include:

• A SANS 10400 form signed by yourself as the property owner and a competent person registered as an architectural professional with SACAP. Depending on the design, an engineer may also need to sign this form.
• If your architectural professional – or anyone else – is submitting the plans for you, they will need a power of attorney, giving them permission to submit and sign for the plans on your behalf.
• A copy of the title deed to the property or deed of transfer.
• A survey diagram registered with the office of the Surveyor General clearly indicating the property dimensions and boundaries.
• A copy of the previously approved drawings from your municipality, if applicable.
• Receipt of payment of the scrutiny fee.
• If your new home is in a complex with a homeowners association or a body corporate, you will need your plans approved and stamped by these bodies before submitting them to the local authority.
• Structural engineering drawings will be needed if the new structure contains structural elements such as suspended walls, reinforced concrete beams or retaining walls. You should check with your municipality if your design requires this.

When you submit the plans, you should be given a reference number to use when following up on the progress of your application.

If everything is in order and your application complies with the regulations, your plans should be approved and stamped.

You can then start building.

Building plans generally take up to three months to be approved, but sometimes up to six months and even a year depending on the municipality.

To ensure your plans are approved on time, be sure to follow up regularly with the municipality. If there is a problem with your building plans, a building inspector will inform you. You’ll be given the reason for the referral and often a suggested solution.

Because the building plan approval process is extremely technical – and time-consuming – it is advisable to have your architectural professional submit the plans on your behalf and oversee the entire approval process.

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