Submitting New Building Plans for Approval
In South Africa, all building plan approvals are handled by Local Authorities such as the Johannesburg Metropolitan Council. These authorities operate under the National Building Regulations (NBR) introduced in 1985. All submitted plans are assessed in accordance with these regulations to ensure compliance with both legal and structural requirements.
If you intend to submit your plans yourself, ensure that all required documentation is in order. Missing forms or incorrect submissions can lead to significant delays, particularly with documents such as the engineer’s certificate or energy efficiency compliance forms.
Documents Required for Plan Submission
To successfully submit building plans to your municipality, you will typically need:
- Completed application forms (available from your Local Authority)
- One coloured and one black-and-white set of each drawing sheet
- Signed SACAP compliance certificate from the appointed professional (Architect or Draughtsman)
- Part XA energy efficiency certificate and SANS 10400-A:2010 Edition 3 form
- Engineer’s certificate (if structural components are involved), including Schedule B “Competent Person Appointment”
- Copy of the Title Deed
- Zoning Certificate
- Surveyor General (S.G) Diagram
For your convenience, you may also consult the official building plan submission checklist.
By law, all properties must have approved building plans on record. However, this is not always the case. Many homeowners only discover missing plans when they try to make alterations or sell their property. This can complicate legal processes, especially if additions were made without prior approval.
If plans are missing, new ones will need to be drawn and submitted as “as-built” plans. It’s important to understand that the responsibility often falls on the current property owner to rectify this.
Understanding Building Plan Approval Fees
Plan submission costs vary widely by municipality. Generally, Local Authorities calculate the submission fee by multiplying the square metre area of new construction or alterations by a fixed rate. Additional charges may apply for:
- New swimming pools
- Building line relaxations
- Bulk service contributions
- Special consent applications
Once payment is received, the submission is logged, and a unique file reference number is generated. The plans are then routed to various departments for review, and progress is tracked through this reference number.
Soft Copy Submissions
Certain municipalities, like the City of Cape Town and Johannesburg Metro Council, now accept digital plan submissions in PDF format. While this method is more sustainable and often faster, there is a risk of data loss due to technical errors. Nevertheless, it marks a shift toward paperless, efficient service delivery.
Typical Approval Times
Approval timelines can vary significantly. The City of Johannesburg, for example, estimates a turnaround time of 6 to 8 months, assuming no corrections are needed. Some applicants have experienced shorter durations (as little as 4 weeks), while others have waited over a year.
To mitigate these delays, we offer a Plan Submission Service through our experienced staff. These professionals, known as “runners”, are former inspectors and plan examiners familiar with municipal procedures. They streamline the process, often reducing approval time to 6–8 weeks.
Our Plan Submission Services & Fees
Council Search | R500.00 | Inquiries for zoning info, old plans, SG diagrams, etc. |
Normal Plan Submission | R7,500.00 | For plans without additional applications or relaxations |
Building Line Relaxation | R6,500.00 | Pre-submission engagement with Roads and Building Dept. |
Special Consent Use | R Neg. | Required for non-compliant structures (e.g., oversized staff quarters) |
Site Development Plan (SDP) | R8,5000.00 | For townhouse, cluster, commercial or industrial sites |
Rezoning | R Neg. | Property zoning changes with public consultation process |
Note: For Special Consent Use and Rezoning, public notifications and neighbour endorsements may be required.