Why must I check building plans before buying?

Unapproved building work is one of the most expensive surprises in South African property transactions. In the KZN Midlands — where older homes, cottages, carports and outbuildings are common — this risk is especially high.

Why building plans matter

Every structure on a property should appear on approved municipal building plans. If it does not, the municipality can issue enforcement notices, refuse occupancy certificates and create problems at transfer. Insurance claims on unapproved structures may be rejected.

What to check before you buy

• Request approved building plans from the seller
• Walk the property and compare every structure to the plans
• Look for enclosed patios, extra rooms, loft conversions and carports
• Check pool houses, cottages and staff quarters on smallholdings
• Query any discrepancy before signing the OTP

Midlands-specific risks

Howick and Hilton homes often have decades of incremental alterations. Karkloof and Dargle smallholdings frequently include farm outbuildings, sheds and second dwellings that were never formally approved. Do not assume rural properties face less scrutiny — municipalities actively enforce in many KZN areas.

Protect yourself in the OTP

If you discover plan discrepancies, make approved plans or regularisation a suspensive condition. Alternatively, negotiate a price reduction that reflects the cost of obtaining approval or demolishing illegal structures.

What regularisation involves

Regularisation requires appointing an architect or draughtsman, submitting as-built drawings, paying municipal penalties and obtaining approval. It can take months and cost tens of thousands of rand. Factor this into your offer price if you proceed.