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021 551 4185
Feeling the winter chill? Here’s some heartwarming news. Our Electrical, Water and Beetle inspection fees have been Discounted!!
HOUSES |
FLATS |
|
| Electrical | R 450.00 | R 400.00 |
| Water | R 450.00 | R 400.00 |
| Beetle | R 400.00 | R 300.00 |
| Gas | R 500.00 | R 500.00 |
| Electric fence | R 555.00 | N/A |
Larger properties: Mansions, farms, commercial properties and small holdings will be charged at an hourly rate of R400.00. For inspections of properties outside of the general Cape Town area (Peninsula), an additional travel cost may apply.
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.
For the purpose of transfer of ownership, an Electrical Certificate of Compliance older than 2 years may not be used. If any electrical work was done after the certificate was issued, a new Electrical Certificate of Compliance will be required.
The Electrical Certificate of Compliance covers:
Electrical Certificate of Compliance does not cover fixed appliances such as:
Please note: The wiring to fixed appliances is covered by the Certificate of Compliance.
No, there is no law that obligates a seller to provide a Beetle Free Certificate.
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.
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.
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 1960’s.
The seller shall arrange at his/her expense to have the accessible timbers on the property inspected by a qualified wood borer inspector who is a member of the South African Pest Control Association (S.A.P.C.A), for infestation by wood destroying insects and for the replacement and/or treatment of any timbers found to be infested, in accordance with the recommendations specified by the inspector.
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.
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. |
The parts of the installation that are covered are listed on the Certificate as follows:
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.
(To download a sample of the certificate from the City’s website click here):
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.
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.
The Gas Certificate of Compliance certifies that:
For gas cylinder/s installed on the exterior of a property:
Diagram
Cylinders Installed outside
For a gas cylinder installed in the interior of a property (usually inside a cupboard):
Diagram
9kg cylinder installation in a kitchen cupboard
There are restrictions relating to the volume of gas that may be stored on a property:
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.
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.
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.
If you do not know who the original installer is, we can assist you to obtain the electric fence certificate.
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:
I just wanted to say that Lazarus and George and your team have been here for the last three days. They have been the most efficient, polite, and diligent team of workers I have yet experienced in Cape Town. They are a testament to your business. Thank you.
Office no: 021 551 4185
Fax no: 021 551 9925
Jade – 079 296 6878/ inspections@inspecto.co.za
Richard – 076 156 5353 / richard@inspecto.co.za
Tyron – 082 442 5372 / tyron@inspecto.co.za