Inspections and Certificates of Compliance
Proudly serving the Cape Town property industry since 1995
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INSPECTO PRICING – 2020 SPECIAL
Our Electrical, Water and Beetle inspection fees have been discounted!
|Electrical||R 550||R 400|
|Water||R 500||R 400|
|Beetle||R 500||R 400|
|Gas||R 500||R 500|
|Electric Fence||R 555||N/A|
Please note: The above prices allow for an inspection time of up to 2 hours. Larger properties (which includes large homes, mansions, estates, farms, commercial properties and small holdings) will be charged at an hourly rate of R450. For inspections of properties outside of the general Cape Town area (Peninsula), an additional travel cost may apply. Our call-out fee (minimum charge) for maintenance or repairs is R580 excluding VAT.
WHY IS AN ELECTRICAL CERTIFICATE OF COMPLIANCE REQUIRED WHEN SELLING A PROPERTY?
In terms of Regulation 7(5) of the Electrical Installation Regulations (OHS ACT of 1993), a change of ownership cannot take place unless there is a valid Electrical Certificate of Compliance.
How long is an Electrical Certificate of Compliance valid?
What does the ElectricalCertificate of Compliance cover?
The Electrical Certificate of Compliance covers:
- The main distribution board and any sub-distribution boards
- Socket outlets and light switches
- Wiring – is it in a safe condition and compatible with the circuit breakers in the distribution board
- Isolators – have isolators been installed for fixed appliances such as stoves, hot water cylinders (HWC’s), gate and door motors, fans etc.
- Earthing – all metal parts of the installation need to be earthed.
- Bonding – HWC pipes, TV antennae and satellite dishes etc.
What does Electrical Certificate of Compliance *not* cover?
Electrical Certificate of Compliance does not cover fixed appliances such as:
- Geysers & Stoves
- Motors & Fans
- Under floor heating
- Pool motors
Please note: The wiring to fixed appliances is covered by the Certificate of Compliance.
Helpful hints to save you money
- The best advice we can give is to have the inspection done early, before a potential buyer is introduced to the property. This may help you to make decisions that will reduce the costs of repairing any defects.
- Garden lights – the wiring to garden lighting is often done incorrectly and can be costly to rectify. These can be removed rather than re-instated.
- Extension leads – temporary leads are often installed for the owner’s benefit and can easily be removed.
- Additional exterior lighting – these are often non-compliant and can be removed rather than re-instated.
- TV antennae – may no longer be in use – remove. If the seller leaves it as a fixture it will need to be bonded.
- Decorative water features and ponds – as fixed appliances, these items require isolators. This is seldom done correctly and can be costly. The electrical supply to these features can be removed to save costs.
- Electrical installations to wendy houses – are often done illegally. Removing the supply can reduce the costs.
- Light bulbs – are consumables and are not covered by the Certificate of Compliance. However, it is good practice to ensure that all fused light bulbs are replaced before the inspection is done. This will reduce wastage of time during the inspection process.
IS A BEETLE CERTIFICATE OF CLEARANCE REQUIRED BY LAW?
No, there is no law that obligates a seller to provide a Beetle Free Certificate.
Then why are properties being inspected for beetle when they are sold?
From the 1940’s to 1960’s wood destroying insects were infesting properties on an epidemic scale. In some instances, the infestations were so severe that roof structures were on the verge of collapse.
Many building societies, which were then the main sources of bond finance, would not advance money to a buyer unless the property to be mortgaged was declared free of wood-destroying insects. And so the need was established for suitably qualified people to carry out inspections and where infestation was identified, recommend remedial measures to eradicate such infestation.
This requirement was written into the Offer to Purchase and it became the seller’s obligation to provide the Beetle Free Certificate.
Is beetle infestation still a problem?
The practice of inspecting and treating beetle infestation when properties are sold, along with the extensive use of pre-treated timber in newer properties, has gone a long way to reducing the incidence of beetle infestation.
Why are beetle inspections still being done if the problem is under control?
We will never fully eradicate wood destroying insects. Vigilance from homeowners and the continual practice of inspecting properties that have been sold will ensure the problem is managed so as not to return to the epidemic proportions of the 1960s.
What is the recommended "Beetle Clause" for the Deed of Sale?
WATER INSTALLATION CERTIFICATE
Why is a Water Installation Certificate required when selling a property?
The City of Cape Town Water by-law 2010 – section 14(1), stipulates that before a property can be transferred, a Certificate of Compliance for the water installation needs to be issued. This came into effect on the 1 March 2011. It is a local by-law and only applies to properties sold where the City of Cape Town is the municipal authority.
A new Certificate of Compliance needs to be issued each time a property is transferred.
Does the Water Installation Certificate of Compliance cover all of the plumbing?
No, the Water Installation Certificate of Compliance IS NOT a plumbing certificate. It is limited to the by-law and is not as comprehensive as a plumbing certificate.
The table below highlights some of the differences between the Water installation certificate and a plumbing certificate of compliance.
|WATER INSTALLATION COC ✓||PLUMBING CERTIFICATE ✗|
|Obtainable from City of Cape Town’s Website||Obtainable from the Plumbing Industry Registration Board|
|Requires compliance with the City of Cape Town Water By-Law 2010. Hot water cylinders installed before 2006 do not need a drip tray||The entire installation needs to comply with the regulations – Sans 10252 and Sans 10254|
|Excludes waste water (waste traps, sewerage system, etc.)||Includes waste water – Waste traps, sewerage, etc.|
|Only includes damaged components if they result in a loss of potable water||Includes all faulty plumbing components – cracked basins, toilet pans, waste traps etc.|
|Does not cover leaks on waste / sewerage water||Covers leaks from waste water as well sewerage water|
|Does not cover drainage, with the exception of storm water discharging into the sewer||Includes blocked or damaged drains, inspection bends etc.|
What does the Water Installation Certificate of Compliance cover?
The parts of the installation that are covered are listed on the Certificate as follows:
- The Hot Water Cylinder installation complies with SANS 10252 and SANS 10254 (excluding drip trays on geysers installed before 2006).
- The water pipes in the plumbing installation (especially within the roof space) are properly saddled as per SANS 10252:
- The water meter records the flow when water is drawn, and does not register when consumption stops.
- The private isolating valve as per subsection 23(2) (a) or (b) is in place and functioning.
- None of the terminal water fittings leak and they are correctly fixed in position.
- No storm water is discharged into the sewerage system.
- There is no cross connection between the potable supply and any alternate supply.
The Buyer's expectation
Some buyers will assume that this Certificate of Compliance addresses all plumbing defects – especially buyers from other regions who are not familiar with the City of Cape Town By-Law.
However, our mandate is to inspect to the required standards only. This is to ensure compliance with the by-law, while incurring the minimal cost to the seller.
GAS CONFORMANCE CERTIFICATE
WHY IS A GAS CERTIFICATE OF COMPLIANCE REQUIRED WHEN SELLING A PROPERTY?
In terms of Regulation 17(3) of the Pressure Equipment Regulations (OHS ACT of 1993), a Gas Certificate of Compliance must be issued when there is a change of ownership. This came into effect on the 1st October 2009.
What does the Gas Certificate of Compliance cover?
The Gas Certificate of Compliance certifies that:
- There are no gas leaks
- Emergency shut off valves have been installed in the correct positions
- The gas piping, regulator and valves and gas appliance are in a safe working condition and not corroded.
For gas cylinder/s installed on the exterior of a property:
- Are at least 1 metre away from an airbrick, a door or a window.
- Are at least 2 metres away from a drain.
- Are at least 5 metres away from an electrical source of ignition, e.g. a motor, air-conditioner, distribution board etc.
- Do not exceed the maximum volume of gas allowed on a property, which is 100kg.
For a gas cylinder installed in the interior of a property (usually inside a cupboard):
- Is not situated directly below the hob.
- That the cupboard is vented to prevent the accumulation of gas.
- There are no electrical switches directly below the hob, or in the compartment where the cylinder is positioned.
- There are no electrical switches within 200mm of the hob.
Potential stumbling blocks
There are restrictions relating to the volume of gas that may be stored on a property:
- In an apartment above the ground floor, the maximum volume of gas allowed is 9 kg. This is of concern where there is a gas fireplace. A gas fireplace requires a cylinder of at least 19 kg in order to operate effectively. Reducing the size of the cylinder to 9 kg will result in performance issues and is therefore not a viable option. It would be preferable to decommission the fireplace. It is important that all parties are aware of this when signing an offer to purchase.
- In a freestanding property, the maximum volume of gas that may be stored is 100kg, unless there are plans that have been approved by the Fire Department as well as Town Planning. If the seller has a copy of these plans, they can be handed to the gas inspector. This will prevent delays. If there are no approved plans, the volume of gas stored on the property must be reduced to a maximum of 100kg.
Helpful hints to save you money
We recommend having the inspection done before a potential buyer is introduced to the property. This will enable the seller to make cost saving decisions timeously.
Should you require further advice, you can contact Tyron at our offices.
ELECTRIC FENCE CERTIFICATE
Why is an Electric Fence Certificate required when selling a property?
In terms of Regulation 12(4) of the Electrical Machinery Regulations (OHS ACT of 1993), an electric fence certificate must be issued when there is a change of ownership of the premises on which such electric fence exists. This came into effect as from 1 October 2012.
Who can issue an Electric Fence Certificate of Compliance?
The regulations that govern electric fence installations are found in SANS 10222-3. These regulations are separate to those that govern the electrical wiring of premises (SANS 10142-2). Only a person accredited by the Department of Labour as an electrical fence installer may issue a C.O.C for an electric fence installation.
How can Inspecto help?
Helpful hints to save you money
We recommend that you appoint the original electric fence installer. His contact details should be prominently displayed on the fence.
Our reasons for this are:
- The original installer will be familiar with the property.
- In many instances the original installer will have a maintenance contract in place.
- The original installer may be inclined to give a keener price if there are any repairs to be carried out.
- The installer will know in what year your fence was installed and will apply the regulations accordingly.
- Founded in 1995.
- Members of ECA (Electrical Contractors Association) and SAPCA (South African Pest Control Association).
- Qualified and registered electricians, plumbers wood borer inspectors.
- Experienced office staff who understand the importance of getting the required certificates to you on time.
- Longstanding relationships with all sectors of the property market (Conveyancing attorneys, Estate agents, Bodies corporate).
- Our business philosophy is based on open and honest dealings with our clients and staff, inspecting to the required standards and fair pricing.
– Mr Disler, Clifton
“Your Guys Jairos and Stix were extremely helpful today. Thank you they were a lovely and helpful men.”
– Marisa Naude
“Just wanted to let you know how impressed my wife and I were with the team that you sent out to do the work. They quietly got on with the job, hardly ever disturbing my wife, and cleaned up afterwards. They are a credit to your company.”
– Mr & Mrs Banwell
“I wish to commend Inspecto on the quality of your staff and the level of service provided. In recent weeks I have met some your inspectors and technicians, and all of them have been punctual, courteous and efficient! It was a real pleasure to deal with these individuals and it would be nice if you would pass on my comments to their manager. Thank you.”
– Mr Cox, Hermanus
“I would like to highly commend the 2 electricians who did the final repair work at my flat. I have had occasion to deal with electricians quite often, specifically for this kind of job, and I have never before met two who were as courteous, professional and efficient as these men. They took great care to respect my home, to be tidy and clean, and to do a really really thorough job. Thank you.”
– Mr Meyer, Sandown Crescent
“The gentlemen came to fix our water and electricity defaults yesterday. Would like to commend. Marco, Jean and Rowan on an excellent job done they were meticulous and cleaned up after they were done. They were very friendly and professional. Keep up the good work!!”
– Ms Morris, Sonnendal Street