Approved Building Plans: A Small Detail That Can Make a Big Difference When Selling Your Coastal Home

There is something special about owning a home along the Walker Bay coast. Whether it is a permanent residence, a weekend retreat or a holiday home passed down through the family, coastal properties are often adapted over the years to suit the way we live.

A sunroom gets added. The braai area is enclosed. A garage becomes an extra bedroom. A patio is extended. A carport appears. Perhaps a bathroom or an extra room is added when the family grows.

The work may seem straightforward at the time, but there is one important question that every property owner should ask before starting any building work:

Has the work been properly approved and reflected on the municipal building plans?

This is particularly important when the time eventually comes to sell.

Your house should match your approved plans

When selling a property, buyers quite reasonably want to know that what they are purchasing corresponds with what has been approved by the municipality.

It is not enough for an addition to have been built professionally or for it to have been standing for many years. The question is whether the building work required approval and whether the approved plans accurately reflect the property as it exists today.

Overstrand Municipality specifically states that building plans are required for new buildings and alterations and additions. It also states that an external addition triggers a building plan application, while certain internal alterations can also require approval.

This means that the plans approved when the original house was built may no longer be sufficient if the property has subsequently been altered or extended.

The coastal holiday home problem

This is particularly relevant in coastal areas such as Hermanus, De Kelders, Gansbaai, Kleinbaai, Franskraal and Pearly Beach.

Many coastal homes started life as relatively simple holiday houses. Over the years, owners have improved them, often one project at a time.

A covered patio may have become an enclosed entertainment room. A garage may have been converted into living accommodation. A deck may have been extended. A second dwelling or additional accommodation may have been created.

Because these properties are sometimes occupied only for weekends or holidays, alterations can easily happen without the owner thinking about the municipal plans.

Years later, the property is placed on the market and suddenly the discrepancy becomes important.

The municipality's records may show one property, while the physical property shows something different.

That is when a seemingly small oversight can become a significant issue.

Boundaries matter too

Approved plans are not only about whether a room has been added.

The position of buildings and structures on the erf is important as well.

Building lines, setbacks, boundaries, coverage and other development requirements can affect whether an addition could legally be constructed in the position where it stands.

Overstrand Municipality's building control process specifically requires boundary pegs to be visible during foundation inspections, demonstrating the importance of establishing the correct position of a structure during construction.

A structure that appears perfectly acceptable from the garden may nevertheless have been constructed differently from what was approved.

This is why owners should not rely simply on what "has always been there".

Do not assume that an old addition is automatically legal

One of the most common assumptions we encounter is:

"It has been there for 20 years, so it must be approved."

Unfortunately, that is not necessarily the case.

Age does not automatically turn an unapproved structure into an approved one.

There can also be a difference between building work being physically completed and the necessary municipal approvals having been obtained.

Overstrand Municipality itself advises prospective purchasers to inspect the approved building plans of a property before purchasing it.

This is good advice for buyers, but it is equally important advice for sellers.

Fix the problem before you put the house on the market

Discovering a plan discrepancy after an offer has been accepted is never ideal.

It can lead to delays while the seller investigates the municipal records, obtains professional drawings, submits applications and potentially addresses planning or building control issues.

In some circumstances, additional approvals or applications may be required before the situation can be regularised.

That is why we believe it is far better to deal with these matters before marketing the property.

A seller who has the correct approved plans, supporting certificates and municipal documentation available is in a much stronger position when the property goes to market.

It gives prospective buyers greater confidence and allows the transaction to proceed with fewer unnecessary surprises.

Check before you build, not after

The best time to think about approved plans is before the first brick is laid.

If you are considering adding a room, extending a house, enclosing a patio, constructing an additional structure or making alterations to an existing building, first establish whether municipal approval is required.

Overstrand Municipality advises property owners to use appropriately qualified professionals when preparing building plans and states that applications must comply with the relevant legislation, building regulations and other applicable requirements.

It is also important to remember that not every small improvement requires a full building plan application. Certain maintenance and minor works are treated differently. The important point is to establish the position before starting the work, rather than assuming that approval is unnecessary.

Think about the next owner

A property is not only a home. It is also an asset that will one day probably change hands.

The improvements you make today can affect the sale of the property many years from now.

Keeping a complete property file containing approved building plans, occupation documentation and relevant compliance certificates is therefore a very sensible investment.

When you eventually sell, you want the physical property, the municipal records and the documentation to tell the same story.

At Seeff Walker Bay, we believe that good property advice is about more than putting a property on the market. It is about helping sellers prepare their property properly so that potential problems are identified as early as possible.

Before you build, check the plans.

Before you sell, check them again.

A few hours spent making sure everything is in order today can save considerable time, expense and frustration when you eventually sell your coastal home.

Seeff Walker Bay

Serving property owners and buyers across the Walker Bay coastline.