Cape Town municipal compliance certificates
Category News
Cape Town municipal compliance certificates are NOT designed to guarantee the performance of the systems they validate
In the municipal areas subject to regulation by the Cape Town City Council, it is obligatory to obtain electrical, electric fencing, gas and plumbing compliance certificates, if you wish to transfer your property to another owner. These certificates which can only be issued by certified inspectors, says Rowan Alexander, Director of Alexander Swart Property, are taken by many buyers to validate the performance of the systems they certify. This is however not the case.
"Many people believe that these certificates guarantee the performance of the systems referred to, as is often the case in other countries such as France and Britain, where similar certificates are issued. In Cape Town, the possibility of any undisclosed latent defects becoming apparent after the sale, are in theory covered by the voetstoots clause in the sale agreement. The buyer is protected by the clause from outright misrepresentation by the seller, if the systems are not working and/or defects have been deliberately hidden.
So what is the point of the compliance certificates?
- In general, they are there to ensure that the systems have been installed in accordance with the Council's stipulations and are safe. The Inspector's task is simply to see that all the required checks and balances are in place, to protect the home and its occupants. This is particularly the case with electrical and gas systems.
- In the areas controlled by the Cape Town City Council, the plumbing certificate, in addition to validating the system, is currently particularly important because it is designed to prevent any unnecessary water loss and to reduce the pressure on the supply of clean water. It also helps to ensure that the extra water from outside sources, such as gutters and storm water drains, do not put additional pressure on the already heavily loaded sewerage systems. Water meters must be in place and functioning on every property.
- A further piece of legislation in the Cape is that all geyser installations and replacements since 01 September 2006, must comply with the latest specifications: in particular the inclusion of a drip tray and an overflow pipe of at least 50mm to the outside of the building. Originally the cut-off date was 08 June 2001. This, says Alexander, has been a worthwhile ruling because at least 30% of all household insurance claims are the result of faulty geysers flooding the premises.
- A further certification, usually required only in coastal areas, is the beetle certificate. This is usually demanded by insurers and bond financiers because borer beetles are prevalent in coastal areas.
For further information, contact Rowan Alexander on 082 581 3116 or email: rowan@asproperty.co.za
Author: Independent Author
