A new house is the most involved set of plans, and the one where early decisions cost the most to undo. Before anything is drawn we read the title deed, the zoning certificate and the stand's SG diagram. The zoning and the title deed decide how big the house can be, how close to the boundaries it may go and how many storeys are allowed. The diagram shows the boundaries and servitudes.
What you get
- A measured site plan showing the house, the building lines, the servitudes and the stormwater
- Floor plans, sections and elevations to SANS 10400, the national building standard every council checks against
- The energy-efficiency information SANS 10400-XA asks for (glazing, insulation, hot water)
- The council forms, signed, and the full submission
- Answers to the plan examiner's comments
Who may draw a house
Only a person registered with SACAP may prepare and submit building plans, and their category decides how complex a house they may design. A simple single-storey house is within a draughtsperson's scope; a double storey or a complex design needs a higher category. We match the job to the right professional and say who signs before you commit.
Before you build
New homes must be enrolled with the NHBRC by a registered home builder before construction starts, unless the owner-builder exemption applies. An engineer is needed for anything outside the "deemed-to-satisfy" rules of SANS 10400, such as suspended slabs, difficult ground or engineered roof trusses.
Questions people ask
Can you use a plan I found online?
Often, yes. A stock plan still has to be fitted to your stand, checked against your zoning and building lines, and signed by a registered professional before a council will accept it. Send it and we will say what needs to change.
How long does approval take?
The law gives councils 30 days for buildings under 500 m² and 60 days for larger ones, once the submission is complete. Real times vary by council and by how complete the submission is. We cannot promise a date.