Obtain geotechnical survey of the land plot
Agency: Private firm
The National Building Regulations and Building Standards Act No. 103 of 1997 stipulates that a geotechnical site investigation may be required depending on the soil where the warehouse is being constructed. In Johannesburg, the soil investigation is done in practice as it provides information on the load bearing capacity and stability of the ground. This geotechnical investigation is used by the appointed civil and/or structural engineer to choose and design an economical and technically sound foundation system.
Time and cost: 14 days, ZAR 23,424
Obtain topographical survey of the land plot
Agency: Private Firm
BuildCo request a large-scale topographical survey to start the project design works. The topographical drawings show the main physical features on the ground and provide accurate details about the changes in levels (elevation or vertical height) of one or more points above a definite horizontal plane. It also provides the layout contour lines and limitations of the land plot necessary to design the drainage and stormwater circulation systems. The survey can be conducted by a private licensed firm or by a private land surveyor.
Time and cost: 14 days, ZAR 15,000
Obtain stamp on the plans from the Roads and Stormwater Department
Agency: Johannesburg Roads Agency
For all non-residential buildings, BuildCo must circulate plans to the relevant municipal departments for their comments prior to submitting the Site Development Plan to the Land Use Development Management Office. These departments stamp (sign off) the plans when all requirements of that specific entity are satisfactorily addressed in the plans. Additional departments might be required to comment as well if deemed necessary by the municipal authority.
Time and cost: 7 days, no charge
Obtain stamp on the plans from the Energy Department
Agency: City Power
For all non-residential buildings, BuildCo must circulate plans to the relevant municipal departments for their comments prior to submitting the Site Development Plan to the Land Use Development Management Office. These departments stamp (sign off) the plans when all requirements of that specific entity are satisfactorily addressed in the plans. Additional departments might be required to comment as well if deemed necessary by the municipal authority.
Time and cost: 7 days, no charge
Obtain fire safety approval from the Fire Department
Agency: Fire Department
For all non-residential buildings, BuildCo must circulate plans to the relevant municipal departments for their comments prior to submitting the Site Development Plan to the Land Use Development Management Office. These departments stamp (sign off) the plans when all requirements of that specific entity are satisfactorily addressed in the plans. Additional departments might be required to comment as well if deemed necessary by the municipal authority.
Time and cost: 4 days, no charge
Obtain stamp on the plans from the Water and Sanitation Department
Agency: Johannesburg Water
Approval of the plans must be obtained from the water/sewage agency prior to requesting the Site Development Plan and the building plan approval. Each agency has set 2 days a week for the pre-approvals.
Time and cost: 4 days, no charge
Submit approvals and obtain a site development plan (SDP)
Agency: Land Use Development Management of City of Johannesburg Metropolitan Municipality
After all required departments have stamped the plans, BuildCo submits the master copy of the Site Development Plan (SDP) at the Registration Department of Land Use Development Management for approval. BuildCo must complete the application form and submit four copies of all required documentation, as indicated on the application form. The Registration Officer will then check the application and inform BuildCo to pay the application fee. In Johannesburg, the Site Development Plan approval is required prior to the submission of building plans.
Time and cost: 53 days, ZAR 840
Obtain approval of the building plans from the municipal authority
Agency: Building Development Management of City of Johannesburg Metropolitan Municipality
Once the Site Development Plan (SDP) has been approved, BuildCo submits the application form and the building plans to the municipal Building Control authority. Several sets of building plans are required. The application is then circulated internally within the Municipality, allowing each relevant department (e.g., Health, Water and Sanitation, Fire, Traffic, Roads, Electricity, Environmental) to evaluate it.
Once all requirements are met, fees have been paid and approvals and comments from other departments are obtained, the Building Control authority stamps the building plans. The application is approved if statutory compliance has been achieved. If not, the application is refused, and the reasons are given in writing. The law mandates that BuildCo must also submit a form (SANS10400-A, Form 1) designating a professional person who will be held responsible to supervise the construction at all stages. The law mandates that the local authority should grant or refuse its approval in less than 30 days (for any building where the architectural area is less than 500 square meters) and in less than 60 days (for any building where the architectural area is more than 500 square meters). This procedure is regulated by the National Building Regulations and Building Standard Act No. 103 of 1997.
Time and cost: 60 days, ZAR 23,110
Submit notification of commencement of building work to the Department of Labour
Agency: Department of Labour
BuildCo must submit in writing a notification of commencement of work to the provincial Department of Labour 7 days before the construction work is to be carried out. This procedure is regulated by Article 4 of the Construction Regulations of February 7, 2014. BuildCo should keep a health and safety file, including all required documentation, on site.
Time and cost: 1 day, no charge
Submit notification of commencement of building work
Agency: Building Development Management of City of Johannesburg Metropolitan Municipality
The National Building Regulations and Building Standards Act No. 103 of 1997 requires that BuildCo submits a notification of commencement of the work to the municipal authority stating the date on which the construction will commence. The notice must be submitted at least 4 days before construction begins. The approved plan must be available on site and remain available until an Occupancy Certificate is issued.
Time and cost: 1 day, no charge
Apply for water and sewage connection
Agency: Johannesburg Water
BuildCo is required to submit an application form at Johannesburg Water and pay the connection fee.
Time and cost: 1 day, ZAR 15,019
Receive inspection from Johannesburg Water
Agency: Johannesburg Water
Once the application has been processed and the water and sewage systems are in place, an official inspects the property to ensure that the construction work has been carried out in accordance with the approved building plans. The communication pipes and the meter are also installed at this stage.
Time and cost: 1 day, no charge
Receive final water connection from Johannesburg Water
Agency: Johannesburg Water
Once the final quote has been paid and the communication pipes and water meter have been installed, a new and definitive account is opened with the final water connection.
Time and cost: 10 days, no charge
Receive inspection on compliance with construction regulations from the Department of Labour
Agency: Department of Labour
According to the Construction Regulations of February 7, 2014, a representative of the Department of Labour is entitled to visit any building site during construction to ensure that the safety file is visible and that the construction site is adequate for workers (i.e., verify that proper facilities, toilets, hygiene conditions are in place).
Time and cost: 1 day, no charge
Receive inspection of all foundation trenches prior to placing of concrete
Agency: Building Development Management of City of Johannesburg Metropolitan Municipality
The National Building Regulations and Building Standards Act No. 103 of 1997 requires a mandatory inspection of all foundation trenches prior the laying of any concrete.
Time and cost: 1 day, no charge
Receive inspection of waste-water drainage systems
Agency: Building Development Management of City of Johannesburg Metropolitan Municipality
The municipal Building Inspectorate inspects the construction site when wastewater drainage systems are ready to test the sewage system connection point and drains prior to backfilling. The inspection of the wastewater drainage system takes place prior to the closing of the work site.
Time and cost: 1 day, no charge
Competent person submit completion certificate to the Municipal building inspectorate
Agency: Building Development Management of City of Johannesburg Metropolitan Municipality
Once the building work has been completed and it’s ready for final inspection, the National Building Regulations and Building Standards Act No. 103 of 1997, part A22, requires building companies to submit a notification of completion of the work to the Municipality at least two working days before the final inspection is required.
Time and cost: 1 day, no charge
Receive final inspection by municipal authorities
Agency: Building Development Management of City of Johannesburg Metropolitan Municipality
The final inspection is a prerequisite to obtain the Occupancy Certificate. This inspection confirms that the products, materials, and systems used in the construction site comply with the South African National Standard (SANS 10400).
Time and cost: 1 day, no charge
Receive inspection by the Fire Department
Agency: City of Johannesburg Fire Department
The Fire Department visits the site to check whether what was previously approved (during the building plan submission) has been implemented in the building. All fire notes, fire equipment, and escape routes must comply with the regulations laid down in the South African National Standard (SANS 10400) Parts S and T. The Municipality will not issue an Occupancy Certificate without clearance from the Fire and Rescue Services. This procedure is regulated by the National Building Regulations and Building Standard Act No. 103 of 1997.
Time and cost: 1 day, no charge
Obtain occupancy certificate from municipality
Agency: Building Development Management of City of Johannesburg Metropolitan Municipality
Once the building work has been completed and the final inspection by the Building Control authority (and other relevant municipal departments, if deemed necessary) has been carried out, BuildCo submits a written request to the Building Control authority to obtain the Occupancy Certificate. BuildCo must submit to the local authority, along with the Occupancy Certificate request, the following certificates of compliance:
- The electrical wiring and other electrical installations;
- The structural system;
- The fire protection and fire installation systems;
- The plumbing, drainage and sewerage work; and
- Any other certificates deemed necessary by the local authority (e.g. roof truss, gas and glazing).
These certificates of compliance indicate that such systems have been designed and erected or installed in accordance with the application in respect of which approval was granted in terms of Section 7 of the National Building Regulations and Building Standards Act, Act No. 103 of 1977, as amended. Only registered professionals in these areas can issue official certificates (assumed to be employees of BuildCo). Upon reception of the writing request and attached certificates, the local authority shall within 14 days issue a certificate of occupancy. The law prescribes that the new building cannot be used or occupied without the issuance of the Occupancy Certificate.
Time and cost: 7 days, no charge
