Building plans

South Africa Home Talk

Building plans

South Africa Home Talk
September 20, 2017, 11:59:41 am *
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 on: September 12, 2017, 06:38:37 am 
Started by LeonDude - Last post by LeonDude
Yesterday I posted about trying to get building plans approved once you have a deal on selling your house, and how it can hold such a deal back.
Today I post about buying a house, and I want to specifically warn buyers against a few things.
First, understand that not all pieces of paper, no matter how impressive they might look, are building plans. If it does not have a stamp from your local authority saying ‘APPROVED’, then it is not an approved building plan. End of story!
I see a lot of clients, many of whom think they have building plans. When I point out to them that the set of ‘plans’ that were given to them by the previous owner do not have an ‘Approved’ stamp on it, and is therefore not a building plan, they become very upset.
Some people feel that it is the job of the estate agent to protect them. Estate agents, however, cannot always tell when a plan has been approved. Some agents will collect the correct plans from the council themselves, others will simply take the seller’s word for it that the plans have been approved.
Other people feel that the lawyer should have checked that the plans were in order. To my knowledge there is nothing that compels the transferring company to check the plans.
In the end, it will be up to the buyer to ensure that the plans are in order.
If you are currently thinking about buying a property and you are worried about this, here is a helpful hint: Have the estate agent put in an escape clause allowing you to walk away from the deal if the plans are not in order.

 on: August 31, 2017, 07:48:04 am 
Started by LeonDude - Last post by LeonDude
Two types of building line
In this post I would like to explain the difference between two types of building lines.
First question, what is a building line?
A building line is a part of your erf, or yard, that you are not allowed to build on. Most yards in South Africa have four building lines. These are set against the boundaries of the yard. The side boundaries will typically have a building line of two meters, meaning that you are not supposed to build within two meters of your side boundary. The rear boundary is often also two meters, although it can be more.
The street boundary is usually more, three meters for a house and five meters for a garage.
The first type of building line is described in a document called a zoning certificate (obtainable from your local council). These are usually the two, three, and five meter building lines described above.
The good news is that many councils will relax these building lines, allowing home owners to build over the lines, sometimes right up to the boundary.
There is, however, another type of building line which causes much bigger problems. In many of the older yards’ title deeds, building lines are also described. These are usually street building lines, and they can be anything from nine meters to fifteen meters. This means that you cannot build within that distance from your street boundary.
The problem here is that the local council does not have the authority to allow you to go over this building line. If you need to build within this area you will have to have the building line clause removed from your title deed, a costly and lengthy procedure best taken on by a city planner or other professional.
For this reason it is a good idea to get a copy of your title deed and study it before you start planning a new building or addition. If you have a bond on your house, your bank can provide you with an electronic copy of your title deed.

 on: August 21, 2017, 07:40:03 am 
Started by LeonDude - Last post by LeonDude
Swimming pools in dolomite areas.
The city of Tshwane recently started enforcing SABS standards that has to do with swimming pools in dolomite areas.
What this means is that they now want a rational design, that is, a design done by an engineering company, for any swimming pool in a dolomite area that is closer than five meters from a building.
This rational design must show a raft foundation linking the pool to the foundation of the building, as well as leak detection features. It does, unfortunately, add a lot of costs not only to the building plan, but also to the actual building of the swimming pool.
Please take this as a warning – If a pool company tells you that you do not need a building plan for a pool, and that they will install a fiberglass pool (or any other pool), it could cost you a lot of money in the long run.

 on: July 26, 2017, 12:27:09 pm 
Started by LeonDude - Last post by LeonDude
And then onwards to Riversdale

 on: June 13, 2017, 07:23:54 am 
Started by LeonDude - Last post by LeonDude
And then work got in the way!
Here are the next two, the promised close-ups showing the different brick work.

 on: February 06, 2017, 06:53:42 am 
Started by TimbaLand - Last post by TimbaLand
Just an update on the latest developments. My plans have now been approved. It took all of 3 weeks and my expectation was a few months. I'm impressed with COJ and how quick they are on this

 on: February 01, 2017, 06:32:27 am 
Started by LeonDude - Last post by LeonDude

All fine and well right up to the end, where the journo tells people the price of a 3 bedroom house. You'd be lucky to get a building plan for that price.
Also, the journo did not mention the other costs involved in a building plan
* Engineer's fees
* Municipal fees
* Runner fees

 on: January 11, 2017, 03:58:48 pm 
Started by TimbaLand - Last post by TimbaLand
Sounds good!

Yes Leon. All is on track. The plans were submitted yesterday and I hope for an approval within 4 weeks

 on: January 11, 2017, 09:51:29 am 
Started by LeonDude - Last post by LeonDude
Moving on to the next church.
Architecture and Motorbikes, all in one tour.
Looking closely at this photo, it almost looks as if this church has been added to at some stage. The tower to the left and the building on the right are made from different cuts of masonry. I'll add some close-up picks later.

 on: January 11, 2017, 09:36:34 am 
Started by LeonDude - Last post by LeonDude

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