Compliance certificates when selling your home in South Africa: which you need and what they cost

Before your property can transfer, you as the seller must show that certain installations are safe. You do this with compliance certificates, issued by registered inspectors. Some are required by law for every sale. Others depend on the property, the area or what you agreed in the sale agreement.

The seller pays for the certificates and for any repairs needed to pass. Book them as soon as you accept an offer, because failed inspections and repairs can delay transfer.

At a glance

• Electrical: required for every sale. About R850 to R3,000.
• Gas: required if there's a fixed gas installation. About R550 to R1,500.
• Electric fence: required if there's an electric fence. About R500 to R1,200.
• Plumbing (water): required in Cape Town, and by some other municipalities. About R500 to R2,500.
• Beetle (wood borer): not required by law, but often required by the sale agreement or the buyer's bank, mostly in coastal areas. About R400 to R1,500.

These are inspection fees only. Repairs are extra and can cost much more.

1. Electrical certificate of compliance

This is the one every sale needs. A registered electrician inspects the wiring, the distribution board, the earthing and fixed appliances such as the geyser and stove.

For a transfer, the certificate is generally accepted if it's less than two years old and nobody has done electrical work since. If yours is older, or you've added or changed anything, you need a new one.

The inspection costs about R850 to R3,000, depending on the size of the property and the number of distribution boards. Common reasons for failing include missing earth connections, faulty earth leakage and DIY wiring.

2. Gas certificate of compliance

If the property has a fixed gas installation, such as a gas hob, geyser or fireplace connected to a gas supply, you need a gas certificate from a registered gas installer. A portable gas heater doesn't count.

The inspection costs about R550 to R1,500. Common problems include missing safety signs, incorrect cylinder placement and unapproved pipe fittings.

3. Electric fence certificate

If the property has an electric fence, you need an electric fence system certificate from a registered installer. The installer checks the energiser, the warning signs, the earthing and the height and spacing of the wires.

The inspection costs about R500 to R1,200. Repairs, if needed, often add a few hundred to a few thousand rand.

4. Plumbing (water) certificate

This depends on your municipality. The City of Cape Town requires a plumbing certificate of compliance before transfer. A registered plumber checks that the geyser is installed correctly, that water meters work, and that stormwater doesn't drain into the sewer. Other municipalities have their own rules, so ask your transfer attorney.

The inspection costs about R500 to R2,500. Geyser installations are a common reason for failing.

5. Beetle (wood borer) certificate

No law requires a beetle certificate, but it's common in the Western Cape, KwaZulu-Natal and other coastal areas. The buyer's bank or the sale agreement often asks for one. An inspector checks the roof timbers and other exposed wood for wood-boring beetles.

The inspection costs about R400 to R1,500. If they find an active infestation, treatment or replacing timber can cost several thousand rand.

How to keep the costs down

• Get quotes from two or three registered inspectors.
• Book early. If something fails, you'll have time to repair it without holding up the transfer.
• Check the inspector is registered with the right body for each certificate, and ask for a copy of their registration.
• Read the sale agreement before you sign. It should list exactly which certificates you're responsible for. Don't agree to more than the law and the property require.

For the full list of documents you'll need, read our guide "Which documents you need to sell your home in South Africa". You can list your property on LetDirect for a once-off fee. During our limited launch promo, listing is free: rent R0 (normally R99) and sell R0 (normally R199).