What can I do without approval?

Explaining what renovations or other building work you will need plan approval for and what you are permitted to do without plan approval.

When do I need municipal approval?

Renovating your home can be an exciting and rewarding experience, but navigating the legal requirements can be daunting. Since plan approvals will add both time and cost to your renovation project, many property owners wonder what types of renovations they can undertake without needing to obtain plan approvals. At WeDrawPlans, we specialize in architectural drafting and drawing approvals, and we're here to guide you through this process.

This article will cover the following:

(Read the full article or click on the titles to skip to the relevant section.)

1. Understanding the Basics

2. Renovations That DO NOT Require Plan Approval

3. Renovations you DO need approval for, but it does not need to be signed off by a registered professional

4. The exception to be aware of

5. Understanding the regulations can save you time, money, and hassle

Understanding the Basics

Why do some renovations require building approval?

Before diving into specific renovations, it's essential to understand why some renovations require plan approvals and others do not. In South Africa, the National Building Regulations and Building Standards Act (NBRBSA) governs all building work to ensure safety, health, and structural integrity. Local municipalities enforce these regulations, and any significant alterations to a property generally require approval to ensure compliance with building standards. As a general rule of thumb, anything that includes or affects any structure alters the connection to any municipal system (sewage, stormwater, and electricity) or could pose a fire risk will need municipal approval.  

However, some minor renovations and maintenance tasks are less risky and can be done without formal approval. These exceptions are typically based on the scale of the renovation and its potential impact on safety and the surrounding environment.

Renovations That Do Not Require Plan Approval

1. Internal Alterations

Often, internal renovations that do not affect the structural integrity of the building or its external appearance do not require plan approval. Examples include:

• Painting and Replastering: Refreshing your walls with a new coat of paint or replastering them does not require approval.

• Floor finish changes or maintenance: You can install or repair tiles, carpets, vinyl, or wooden flooring inside your home without approval.

• Replacing Fixtures: Changing out kitchen or bathroom fixtures, such as appliances, sinks, toilets, taps, and cabinets, typically do not need approval. Please note that this only applies if you are replacing fixtures and not if you are making changes to the drainage. If you are uncertain, contact us to check.

• Minor Electrical and Plumbing Work: Small electrical upgrades (like changing light fittings) and plumbing repairs that do not alter the overall system can be done without needing plan approvals.

2. External Maintenance

Regular maintenance and minor repairs to the exterior of your home that do not alter its footprint or structure are generally exempt from needing approval. Examples include:

• Painting and plastering: applying a fresh coat of paint, fixing up old plasterwork, or plastering new areas.  

• Replacing roof coverings: replacing old roofing materials (like tiles or sheets) with new ones, provided there is no structural alteration.

• Repairing or replacing windows and doors: As long as the new windows or doors fit into the existing openings without altering the size or structure and no fire escapes are tampered with (it may be worth getting a professional opinion on doors and windows to make sure).

• Garden shed: only if it is less than three square meters in size and is considered a temporary structure (no foundations). It must also be placed at least 1m from your boundary line.

• Braai or outdoor fireplace without a chimney. Provided it is placed at least 1m away from your boundary line.
  

Regulations vary slightly from one municipality to the next. They also get updated from time to time. The above points is therefore a general guide. You will still need to check the specific regulations for your specific project.

Renovations you do need approval for, but it does not need to be signed off by a registered professional.

There are a few items considered Minor Works that you do need to get plan approval for, but you as property owner may submit it without obtaining a signature from a registered professional. Bear in mind that what you propose will still need to adhere to the National Building Regulations and your Municipality's by-laws. The drawings must also be prepared according to your municipality's standard format (available on the municipality's website). These items include:

• Swimming Pool – a pool must be at least 1m away from your property boundary and comply with all safety regulations.

• Wendy House

• Garden Shed larger than three square meters

• Carports (fully roofed or covered with shading nets) Bear in mind that the municipality retains the right to ask an engineer to sign off on the structural design if they are not satisfied that your proposal uses standard construction that falls within the National Building Regulations.

• Boundary Walls and fences up to a height of 1.8m tall. Remember that different rules apply to boundary walls and fences on the street and those between neighbours.

• Temporary building used during construction

• Aviary

This may seem obvious, but for total clarity, if you claim to build any of these items, they must be used for their intended purpose. You cannot build a "garden shed" or an "aviary" and have a tenant move in.

Although you will not need to use a registered professional for these items, you may still choose to get help with navigating the approval process and the building regulations to save you time and effort.

All other renovations and additions needs to be signed off by a professional who is registered with the South African Council of the Architectural Profession (SACAP). Always ensure you have requested proof of registration before hiring someone to assist you.

The exceptions to be aware of

While the above guidelines provide a general idea of what renovations can be done without plan approval, it's essential to consider each project individually based on the exact work proposed and the context it sits within. Be aware of the fact that every municipality has small differences in their by-laws that need to be considered. Properties located in heritage areas or special zoning districts may also have additional restrictions. Renovations in these areas often require approval regardless of the scale of the work.

Understanding the regulations can save you time, money, and hassle

Renovating your home can enhance its value, functionality, and aesthetic appeal. However, not understanding the regulations or what can be done without approval can have a great effect on your project budget and project timeline and even lead to legal complications in extreme cases.

Keep it simple and hassle-free. Let our professional team support on your next project.

Book a free consultation here!