Tips on finding a reliable Contractor / Designer

We’ve all heard about construction nightmares – whether it be the architect who fails to submit plans to Council, to builders absconding with deposits and shoddy / dangerous workmanship.  The irony is that it costs more to put right mistakes than it does to build / design properly in the first place.  So how do you go about finding reliable & knowledgeable Contractors ?  Obviously word of mouth recommendations are the best.
The first step is to make sure that your Architect / Designer is registered with SACAP – the South African Council for the Architectural Profession.  It is a legal requirement for anyone practicing Architecture to be registered with this body.  You can get a list of registered Architects / Designers at www.sacapsa.com.  Your Architect will probably also be able to advise you on contractors etc.
You could also try are the representative bodies / institutions, a list is below – it’s not comprehensive by any means – please let me know if you have any more to add.
NHBRC – National Home Builders Regulatory Council – www.nhbrc.co.za.
The website has a list of registered Builders and Engineers.

Architects / Designers

GIFA – Gauteng Institute for Architecture – www.gifa.org.za
SAIA – South African Institute of Architects – www.saia.org.za
SAIAT – South African Institute of Architectural Technologists - www.saiat.org.za
PIA – Pretoria Institute for Architecture - www.saia.org.za
CIA – Cape Institute for Architecture - www.saia.org.za
Architectural Design Association – ADA – www.ada.co.za

Builders

Master Builders South Africa – www.mbsa.org.za
Building Industry Federation of South Africa – BIFSA – www.bifsa.co.za
Chartered Institute of Building – CIOB – www.ciob.co.za
Institute for Timber Construction South Africa – www.itc-sa.org
Timber Frame Builders Association – www.tfba.co.za
National Pool & Spa Institute of South Africa – NSPI – www.nspi.co.za

Engineers

Southern African Institution of Civil Engineers – SAICE –www.civils.org.za
SA Reinforced Concrete Engineers Association – SARCEA – sarcea@iafrica.com
Institute of Municipal Engineering of Southern Africa – IMESA –www.imesa.co.za
Consulting Engineers South Africa – CESA – www.cesa.co.za
Engineering Council of South Africa – ECSA – www.ecsa.co.za
South African Institute of Electrical Engineers SAICE –www.saice.org.za

Plumbers – Institute of Plumbing South Africa – IOPSA –www.iopsa.co.za

Water & Waste Management

Water Institute of South Africa – WISA – www.wisa.org.za
Institute of Waste Management Southern Africa - www.iwmsa.co.za

Electricians – Electrical Contractors Association of Southern Africa –www.ecasa.co.za

Quantity Surveyors - Association of South African Quantity Surveyors – www.asaqs.co.za

Town Planners – South African Association of Consulting Professional Planners – www.saacpp.org.za

Project Managers

South African Council for Project & Construction Management Professions -www.sacpcmp.co.za
Association of Construction Project Managers – ACPM –acpm@icon.co.za
Project Management Institute of South Africa – PMISA – www.pmisa.org.za

Interior Designers

South African Institute of the Interior Design Professions – www.iddprofessions.com
SA Guild of Interior Design – www.sagid.co.za

Landscape Architects / Designers

The South African Council for Landscape Architecture Professionals – www.saclap.co.za
South African Landscapers Institute – www.sali.co.za
Landscape Irrigation Association of South Africa – www.liasa.co.za

Kitchens - Kitchen Specialists Association – KSA – www.ksa.co.za

Also :

Institute for Professional Handymen – IPH – www.iph.co.za
South African Council for Professional & Technical Surveyors – www.plato.org.za
Waterprofing Federation of SA – www.waterproofingfederation.co.za
Property Valuers – Council for the Property Valuers Profession –www.sacpvp.co.za
SA Federation of Civil Engineering Contractors SAFCEC – www.safcec.org.za
South African Glass & Glazing Association SAGGA –saga@aaamsa.com
SA Refridgeration & Air conditioning Contractors Association – SARACCA –
email - saracca@icon.co.za
SA Institute of Refridgeration & Air Conditioning – SAIRAC – www.sairac.co.za
Aluminium Federation of Southern Africa – AFSA – www.afsa.org.za
Association of Architectural Aluminium Manufacturers of SA –aaamsa@iafrica.com
Brick Paving Institute – www.bpisa.co.za
Cement & Concrete Institute – www.cnci.org.za
Claybrick Association – www.claybrick.org.za
Concrete Manufacturers Association – www.cma.org.za
Concrete Society of Southern Africa – www.concretesociety.co.za

Websites such as www.specifile.co.za, www.designmind.co.za, www.hotelstuff.co.za, and www.greenstuff.co.za are also useful sites for finding suppliers / contractors.o a valuable source of information when finding suppliers etc. etc

Occupation Certificates in SA - who needs them?

An Occupation Certificate is compulsory for every building before occupation, as required by the National Building Regulations and Building Standards Act (1977).  This is to show that all requirements have been met and to safeguard the owner.

The Occupational Certificate specifies the type of building – freestanding, terraced, cluster complex, town house complex, apartment or commercial building.  The Certificate is required before water and electricity deposits can be accepted for newly built properties.

It is against the law to sell a property without 1) a full set of approved plans / planning permission from Council, 2) Occupation Certificate.  An illegal / un-inspected building is not insured, this could lead to substantial losses in the event of fire / flood etc.  After a month’s grace to submit building plans – property owners can be fined up to R1000 a day for not complying with the Act.

In order to get an Occupation Certificate from Council you will need:-

 

1.)    Approved Building plans from the Municipality, plus any documentation from Town Planning regarding rezoning,  building line relaxation, consent etc. etc. and if necessary an approved Site Development Plan (SDP).

2.)    Completion Certificate from a registered structural / civil Engineer – this is for the Foundations, Concrete Slabs, Staircases, Wooden / Suspended floors, Steel work, Roofs, freestanding Walls over 2.1m high, swimming pools and all structures built without prior planning permission.

3.)    Certificate (Roof Truss) – your truss supplier / installer should provide you with certification, alternatively consult your engineer.

4.)   IOPSA Certificate of Compliance (Institute of Plumbing South Africa) – this is required for all plumbing / drainage / sewerage work.  It can only be issued by a registered plumber – for more information go to www.iopsa.co.za

5.)    Glazing Certificate – your glazier will supply you with Certification.

6.)    Electrical Certificate of Compliance – this can only be issued by a registered Electrician.

7.)    Fire Certificate – this is required for all public buildings and buildings using flammable materials e.g. wood or thatch roofs.

To avoid delays / additional Engineering fees etc. at the end of your building project – it is best to contact the Building Inspector prior to starting your build.  The Building Inspector will want to conduct the following inspections:-

1.)    Trench / Foundation Inspection – prior to concrete being poured.

2.)    Wall / Structure Inspections – at floor level, lintel height and roof level.

3.)    Drain Inspection – before connection to the municipal water / sewerage system and prior to infilling.

4.)    Concrete Slab inspection (if applicable) – before concrete poured.

5.)   Roof Inspection

Your local Municipality, Builder or Architect will provide you with your Building Inspectors contact details.  It is best to call for appointments etc. before 10am whilst they are still in the office.

Once you have got your Occupation Certificate you will need to lodge copies with your bank (if the property is mortgaged) and your home / property insurance provider.  This will save a lot of time in the event of a fire / flood etc.

GOOD LUCK !

Building Line Relaxation in South Africa

A Building Line is an invisible line on your property demarking the point up to which you can build – garden / boundary walls are not included.  Typically Building Lines are 5m at the front, 2m at the sides and 3m at the back.  However Building Lines vary from street to street and it’s best not to make assumptions.  A building line prevents building too close to neighbouring properties or the road.
Building Lines can be relaxed – you will need your neighbours consent and the Municipal Town Planning Department approval.  As Town Planning departments are notoriously understaffed it is best to use the services of a town planner or architect with contacts.
The first step is to appoint a SACAP (South African Council for the Architectural Profession) registered Architect / Designer.  A list of SACAP registered Professionals can be found at www.sacapsa.com.  In order to practice as an Architect or Designer it is compulsory to register with SACAP.  De-registered Architects are not legally allowed to practice architecture independently.
The Architect will obtain previous plans from Council and a copy of your SG (Surveyor General) diagram and Zoning Certificate.  The SG diagram clearly demarks your properties boundaries / area and neighbouring stands.  The Zoning Certificate will tell you what the zone use of your property is – agricultural, business, commercial, residential 1, 2 or 3 and Special Use.  Residential 2 or 3 usually indicates your property is in a cluster / townhouse development.
The Zoning Certificate will also tell you the square meterage of your property, how many storeys you are allowed, the coverage (building footprint) and the FAR – Floor Area Ratio – maximum allowable living space.
Coverage is the building footprint on the stand – in other words what percentage of the stand is covered by a roof?  Paving, driveways, swimming pools and boundary / garden walls do not count towards coverage in SA.  Coverage is typically 50% for a single or double storey dwelling / building and 40% for a three storey building.
FAR – Floor Area Ratio is the percentage living space allowable on the stand – so bedrooms, lounges, kitchens, servant’s quarters etc will count, but garages, covered patios, lapas, sheds, swimming pools and store-rooms etc. do not.  F.A.R.s vary between 0.3 – 1.2. A low F.A.R. – 0.6 for example – will effectively ensure that the first floor is smaller than the ground floor in a double storey building.
You will also need to obtain a copy of your title deeds if you don’t already have a copy.  This not only to confirm that you are the owners of the property; but also because title deeds usually have restrictive clauses within them; this could affect the outcome of your building plan application.  Typically title deeds indicate that there is a 2m servitude on two boundaries other than a street boundary or pan-handle.  Further restrictions such as prohibiting metal roofs or wooden buildings are common.  Title Deeds can be obtained from your transferring Attorney, the bank (if your property is mortgaged) or the Deeds Office.
Restrictive Clauses within Title Deeds can be removed – this involves an application through the Town Planning Department.  Consent can also be granted for extra coverage / FAR. However this is a lengthy process and I strongly recommend that you use a Town Planner.
If your property is within an estate or town house / cluster complex you will also need to get a copy of the Estate Guidelines from the Aesthetics Committee / Body Corporate / Residents Associate etc.  You will find a list of requirements that ensure aesthetic harmony and good building practice within the estate / complex.  In addition you will need your plans stamped and a letter from the Body Corporate for Council indicating that they are happy with your planned building.
It is vitally important that your architect / designer do their homework before drawing up plans.  This will save a lot of time and expense later on.
So for a Building Line Relaxation Application you will need:-
1)         A Colour copy of the building plan.
2)         Application form.
3)         Title Deed
4)         Approval Stamps from the Roads and Water departments.
5)         Permission letter and stamp from Body Corporate / Aesthetics Committee etc. if applicable.
6)         Letter from Town Planning for Consent, Rezoning etc. if applicable.
7)         Plan Submission / Courier Fees
8)         Power of Attorney authorising your Architect / Courier to act on your behalf in respect of gaining building plan approval.
9)         Patience……
As many Town Planning departments are severely understaffed it is best to appoint a town planner to speed the process up, currently Johannesburg is taking 6 months to approve a building line relaxation application - it used to take 3 weeks!.
Once your building line application has been approved, you will receive a letter from Town Planning which will need to be submitted with your plans for Building Plan Approval. Permission for the relaxation lasts for a year - if you have not started building within this time you will need to reapply.  A Building Line is only relaxed over the portion the new building will occupy and it only applies to that building.  If you demolish the building or build a further storey you will also need to apply for permission.
GOOD LUCK !

Getting Building Plans Approved in South Africa

To the uninitiated Council can be a minefield! The first step is to appoint a SACAP (South African Council for the ArcTo the uninitiated Council can be a minefield! The first step is to appoint a SACAP (South African Council for the Architectural Profession) registered Architect/Designer.  A list of registered professionals can be found at www.sacapsa.com.  In order to practice as an Architect or Designer it is compulsory to register with SACAP. De-registered Architects are no legally allowed to practice architecture independently.

The Architect will obtain previous plans from the Council and a copy of your SG (Surveyor General) diagram and Zoning Certificate.  The SG diagram clearly demarks your properties boundaries / area and neighbouring stands.   The Zoning Certificate will tell you what the zone use of your property is - agricultural, business, commercial, residential 1, 2 or 3 and Special Use.  Residential 2 or 3 usually indicates your property is in a cluster / townhouse development.

The Building Lines are invisible lines on your property demarking the point up to which you can build - garden / boundary walls are not included.  Typically building lines are 5m at the front, 2m at the sides and 3m at the back.  However Building Lines vary from street to street and it's best not to make assumptions.

Building Lines can be relaxed - you will need your neighbours consent and the Municipal Town Planning Department approval.  As Town Planning Departments are notoriously understaffed it is best to use the services of a town planner or architect with contacts.

Coverage is the Building footprint on the stand - in other words what percentage of the stand is covered by a roof?  Paving, Driveways, swimming pools and boundary/garden walls do not count towards coverage in SA.  Coverage is typically 50% for a single or double storey dwelling / building and 40% for a three storey building.

F.A.R - Floor Area Ratio is the percentage living space allowable on the stand - so bedrooms, lounges, kitchens, servant's quarters etc. will count, but garages, covered patios, lapas, sheds, swimming pools and store-rooms etc. do not.  F.A.Rs vary between 0.3 - 1.2.  A low F.A.R - 0.6 for example - will effectively ensure that the first floor is smaller than the ground floor in a double storey building.

You will also need to obtain a copy of the title deeds if you don't already have a copy.  This is not only to confirm that you are the owner of the property; but also because title deeds usually have restrictive clauses within them.  This could affect the outcome of your building plan application.  Typically title deeds indicate that there is a 2m servitude on two boundaries other than a street boundary or pan-handle.  Further restrictions such as prohibiting metal roofs or wooden buildings are also common.  Title Deeds can be obtained from your transferring Attorney, the bank (if your property is mortgaged) or the Deeds Office.

Restrictive Clauses within a Title Deed can be removed - this involves an application through the Town Planning Department.  Consent can also be granted for extra coverage / F.A.R.  However this is a lengthy process and I strongly recommend that you use a Town Planner.

If your property is within an estate or town house  / cluster complex you will also need to get a copy of the Estate Guidelines from the Aesthetics Committee  / Body Corporate / Residents Association etc.  You will find a list of requirements that ensure Aesthetic harmony and good building practice within the estate / complex.  In addition you will need your plans stamped and a letter from the Body Corporate for Council indicating that they are happy with your planned building.

An Appointment / Completion Certificate from a registered Structural Engineer together with stamps on the plans is required if -

1.) Your Building is under construction / finished.
2.) You are constructing a new house / building.
3.) Your Plans indicate - concrete floor / roof slabs, wooden floors, Juliet Balconies, steel construction, timber frame construction and cellars.
4.) Your stand has poor soil quality or is on a slope.

Prior to plan submission you will need approval and stamps from the following -

1.) Fire Department - if your property is zoned business, commercial, special use or if you are building with thatch or timber frame construction.
2.) Water / Sewerage department - if you are applying for Building Line Relaxation, proposing a new house / building or doing major renovations.
3.) Roads / Transportation Department - if you are applying for Building Line Relaxation.
4.) Environmental Health - if your property is zoned agricultural, business, commercial or special use.

It is vitally important that your Architect / Designer do their homework before drawing up plans.  This will save a lot of time and expense later on.

So for Plan Submission you will need -

1.) 3 Copies of the building plans - 2 colour.
2.) Application Form
3.) SACAP Registration form
4.) Title Deed
5.) Fire Department/ Environmental Health / Roads / Water stamps etc. if applicable.
6.) Engineer Certificate of Appointment / Completion - if applicable.
7.) Permission letter and stamp from Body Corporate / Aesthetics Committee etc. if applicable.
8.) Letter from Town Planning for Building Line Relaxation, Consent, Rezoning etc. if applicable.
9.) Approved updated SDP (Site Development Plan) if applicable.
10.) Plan Submission / Courier Fees.
11.) Power of Attorney authorising your Architect / Courier to act on your behalf in respect of gaining building plan approval.
12.) Patience

GOOD LUCK !