Building plans are the drawings and forms a municipality needs before it lets you build. Under the National Building Regulations and Building Standards Act, most new buildings and additions need approved plans first, and the set has to show that the building meets SANS 10400. A good set also gives your builder something firm to price. Send one request and registered draughtspersons, technologists and architects in your area quote you directly, at no cost and with no obligation.
What a council submission set holds
Each municipality has its own checklist, but a complete submission usually contains:
- a site plan with boundaries, north point, building lines, servitudes and the drainage connection;
- floor plans, elevations and sections at 1:100, with room names and sizes;
- a drainage layout for sewer and stormwater;
- the SANS 10400-XA energy calculation or fenestration table, which checks glass area and insulation;
- roof, window and door schedules, and the engineer's details for foundations and structure.
Missing items are the commonest reason a file is sent back, so ask what each quote includes.
The forms behind the drawings
The drawings travel with paperwork. Expect the municipality's application form, a power of attorney if someone applies on your behalf, a copy of the title deed, the SG diagram of the stand, and sometimes a zoning certificate. Rational designs from engineers, such as roof trusses, come with their own certificates. Estates and HOAs normally want their own approval before the file goes to council.
Your draughtsperson usually collects these, but only you can get the title deed or an owner's signature. Have them ready, and the file moves faster.
When are building plans needed?
New houses, additions, second storeys and converting a garage into a room all need approved plans. In many councils a carport, a boundary wall above a certain height or a large patio roof does as well. Some small structures qualify as minor building works and need only a simple permission, so ask your municipality before assuming either way.
If something was built without approval, as-built drawings can regularise it. For an existing house that needs more rooms, look at extension plans. For the council process itself, read about building plan approval.
After approval: inspections and occupation
Approval is not the finish line. Do not start building until the stamped plans are in hand, and keep a copy on site. Building control may inspect at stages, such as foundations and drainage, and you must build what was approved. When the house is complete and passes its final inspection, the municipality issues an occupation certificate, which you will need for insurance, a bond and later a sale.
The drawing fee is usually about R60 to R160 a square metre. Council plan fees are separate and come from the municipal tariff.
What to include in your request
- The erf number, address and municipality
- New build, addition or conversion
- Floor area, or rooms wanted
- Whether the title deed and SG diagram are on hand
- Whether submission and follow-up are included
Building Plans for different clients
- Families building a new house: a complete set for a new house, with the forms and drawings council needs to approve it
- Owners adding or changing rooms: plans for an addition or a garage conversion, showing old and new work for council
- Developers and builders: submission sets for several units, with the site development plan and engineer's details
- Estate agents, sellers and landlords: approved plans to complete a transfer, or new plans where none exist or work was done without approval
- Shops, offices and restaurants: plans for a shop, office or workshop, with fire and access notes and change-of-use details
- Farms, smallholdings and rural homesteads: a set for a farm building or homestead, with water and sewage solutions where there is no network
- Churches, schools and crèches: plans for a church, crèche or hall that meet the fire, access and toilet requirements
- Rental and granny flat investors: plans for a backyard rental room or an extra dwelling that meet the zoning and parking rules
Frequently asked questions
What is the difference between house plans and building plans?
Who can sign building plans for council?
How long does council take to approve plans?
Can I start building while plans are with the council?
Building Plans by province and city
- Johannesburg
- Pretoria
- Centurion
- Midrand
- Sandton
- Randburg
- Roodepoort
- Krugersdorp
- Randfontein
- Germiston
- Boksburg
- Benoni
- Kempton Park
- Alberton
- Vanderbijlpark
- Vereeniging
- Durban
- Pinetown
- Pietermaritzburg
- Richards Bay
- Newcastle
- Ladysmith
- Gqeberha (Port Elizabeth)
- East London
- Kariega (Uitenhage)
- Mthatha
- Cape Town
- Bellville
- Paarl
- Stellenbosch
- George
- Worcester
- eMalahleni (Witbank)
- Middelburg
- Secunda
- Mbombela (Nelspruit)
- Rustenburg
- Brits
- Klerksdorp
- Potchefstroom
- Mahikeng
- Polokwane
- Tzaneen
- Kimberley
- Upington
- Bloemfontein
- Welkom
- Sasolburg