What zoning decides
Every stand has a zoning under the council's land use scheme. For a house, the zoning sets:
- what the stand may be used for, and how many dwellings it may have
- coverage: how much of the stand may be covered by buildings
- height: how many storeys
- building lines: how far buildings must stay from the boundaries
- parking, for anything beyond a single house
Plans that break the zoning are refused, however well they are drawn.
Finding your zoning
Each metro has an online map you can search by erf or address:
- Tshwane: the e-GIS viewer
- Johannesburg: eServices online maps, zoning theme
- Ekurhuleni: the GIS viewer
The maps are indicative. A submission needs the official zoning certificate from the council.
When the zoning is not enough
| You want to | Usually needs | Council application fee (last confirmed year) |
|---|---|---|
| Build closer to a boundary than the building line | Building line relaxation | Johannesburg R738 (2026/27 as tabled); Tshwane R550 to R1 100 (2025/26); Ekurhuleni about R290 (2026/27) |
| Add a second dwelling where the zoning needs consent | Consent use or the council's equivalent | Johannesburg R1 240 (2025/26) |
| Change what the stand may be used for | Rezoning | Johannesburg R8 252 per erf (2025/26) |
| Build something the title deed forbids | Removal of restrictive conditions |
Advertising and the planner's own fee come on top, and a rezoning costs far more than its application fee. These applications are usually made by town planners registered with SACPLAN. Neighbours are notified and may object, particularly on building lines (see building line relaxation). They take longer than plan approval, so they have to be identified before the plans are drawn.
Title deed conditions
Older title deeds can carry restrictions of their own, such as one dwelling per erf or a building line wider than the zoning's. They bind even if the zoning allows more, until they are formally removed.
Questions people ask
What is a building line?
The distance a building must stay from a boundary, set by the zoning or the title deed. Building in front of it needs a relaxation, usually with the neighbour's consent.
Who applies for a building line relaxation?
Usually a town planner. Some councils, such as Ekurhuleni, let the owner apply for a simple relaxation. Ask yours. The fee is paid to the council.
Sources
- Tshwane e-GIS viewer
- Joburg eServices online maps
- Ekurhuleni GIS
- City of Johannesburg fees schedule 2025/26 (land use)
- City of Tshwane: promulgated tariffs (Schedule 16 Part B)
- Ekurhuleni Schedule 20, city planning tariffs 2026/27
Checked October 2026. Councils change their tariffs every July, so confirm fees before you pay.