Plan Approvals

Process of Getting House Building Plans Approved by the City of Tshwane
September 2025

Legal / Regulatory Background

The National Building Regulations and Building Standards Act (Act 103 of 1977), especially Section 4 and Section 7, mandate that you cannot build without prior written approval from the local authority.
The City of Tshwane has by-laws and local zoning regulations, building lines, setbacks etc. which must be complied with.

Who Needs to be Involved

1. You, as Owner or a person authorized by you.
2. A professional for drawing plans:
- Must be registered with the South African Council for the Architectural Profession (SACAP) e.g. an architect, senior architectural technologist, architectural technologist or draughtsperson.
3. Engineers, where needed (structural, civil, mechanical etc.), depending on what the design entails.
4. Surveyor (for property boundary diagrams from the Surveyor-General) for SG diagram.

Steps for Approval in Tshwane

1. Preliminary Planning / Design

Decide on what you want (new house, addition, alterations).
Engage a SACAP-registered professional who will draw up the building plans.
Make sure design conforms to the zoning, building lines, height restrictions, coverage, etc.
Check with Tshwane s Town Planning / zoning department.
If site has special characteristics (steep site, servitudes, heritage), additional reports may be required.

2. Gather Required Documents

Commonly required:
Title Deed
Surveyor-General diagram (SG diagram)
Zoning Certificate
Identity document of owner
Power of attorney if someone acts for owner
Architectural drawings (plans, elevations, sections, site plan)
SANS 10400 compliance forms
Engineer s drawings if structural
Reports (stormwater, drainage, environmental)
Proof of payment of fees

3. Online Submission via e-Tshwane Portal

An electronic submission feature is being rolled out and certain areas in Tshwane can already use the e-Tshwane portal for submission of applications and supporting documents.
Electronic notifications are provided via the system.

4. Circulation & Scrutiny

Municipal departments (town planning, engineering, fire, health, roads) review compliance.
If deficiencies exist, plans are referred back for correction.

5. Approval / Rejection

If compliant, plans are approved and stamped.
If not, reasons for rejection will be provided, requiring revision and resubmission.

6. Inspections During Construction

Municipal inspectors check at various stages: foundation, drainage, structural, final works.

7. Certificate of Occupancy / Use

After completion, apply for Certificate of Occupancy confirming legal and safe use.

Timeframes & Costs

Approval may take 30 90 days if all documents are in order.
Costs include municipal scrutiny fees, town planning fees, and professional services (architect/engineer).

Special Cases / Additional Requirements

If the site overlaps with a servitude area, permission is required.
Heritage sites require heritage authority approval.
Relaxation of building lines or rezoning adds time.
Additional dwellings, subdivisions, consolidations require extra approvals.

Common Pitfalls & Tips

Ensure professional plans are correct to avoid rejection.
Submit a complete set of documents.
Track status via e-Tshwane portal.
Keep municipal accounts up to date.
Engage neighbours early to avoid objections.
Be aware of building line restrictions and coverage limits.