This guide walks through who can draw plans, what the SANS 10400 series demands, how the council reviews and approves the submission, what it costs and how long it takes - in 2026 figures.
Who can draw and sign a building plan
South African councils accept plans drawn and signed by three categories of professional registered with the South African Council for the Architectural Profession (SACAP): registered architects (PrArch), registered senior architectural technologists and registered architectural draughtspersons. Plans drawn by anyone else (a builder, an owner) are not accepted by any metro and most local councils.
Structural and fire-related items must be signed by a registered engineer (ECSA, PrEng or Pr Tech Eng). Energy compliance (SANS 10400-XA) must be signed by a SACAP-registered competent person or an Association of Architectural Aluminium Manufacturers of South Africa (AAAMSA) certified fenestration practitioner.
The SANS 10400 standards - what your plan must comply with
SANS 10400 is the technical national standard that the National Building Regulations implement. The series is divided into 22 parts (A to XA) - every approved plan must satisfy each applicable part.
Part A - General principles and requirements
Definitions, scope and basis of acceptance.
Part B - Structural design
Loads, foundations, walls, roofs, signed by a PrEng or PrTechEng.
Part C - Dimensions
Room sizes, ceiling heights, corridor widths.
Part D - Public safety
Pool safety, balustrades, access for emergency vehicles.
Part E - Demolition
Demolition methods and notice.
Part F - Site operations
Hoardings, dust, noise and stormwater during construction.
Parts G to V - Construction details
Excavations, foundations, floors, walls, roofs, stairways, glazing, ventilation, drainage, stormwater disposal.
Part T - Fire protection
Compartmentation, escape, fire doors, hose reels, sprinklers.
Part XA - Energy usage
Insulation, hot water systems, fenestration calculation.
What goes into the building plan submission pack
Site plan at 1:500 showing erf boundaries, building lines, all existing and proposed buildings, parking, stormwater and services.
Floor plans at 1:100 for every floor including a roof plan.
Elevations at 1:100 for every elevation, with finished floor levels and building heights.
Sections at 1:100 cutting through the most complex part of the building.
Locality plan with north arrow and street references.
Structural details and engineer's design certificate.
Energy efficiency calculation under SANS 10400-XA.
Recent zoning certificate (usually less than three months old).
Title deed and conveyancer's clearance where consolidation, subdivision or notarial conditions apply.
Approved consent use or rezoning decision where applicable.
Owner's signature on every drawing and the application form.
How the municipality reviews your plan
Stage 1 - Intake. The building control department checks the submission for completeness and stamps it in. An application number is issued.
Stage 2 - Zoning compliance check. Coverage, FAR, height and building lines are verified against the zoning certificate.
Stage 3 - Technical assessment. Structural, fire and services items are reviewed by the relevant council disciplines.
Stage 4 - Decision. If everything aligns, the plan is approved and stamped. If there are deficiencies, a list of comments is returned for resubmission.
Stage 5 - Pre-construction. Pay the building plan fee, collect the stamped plan, lodge a section 4 notice and start work.
Building plan cost and timeline - 2026
Architect / draughtsperson fees: R8,000-R15,000 for a small alteration; R25,000-R85,000 for a full new residential build; R100,000+ for a multi-unit development.
Municipal scrutiny fee: R10-R30 per square metre of new construction depending on metro. A 200 m² new build typically incurs R3,000-R6,000 in council fees.
Engineer's structural design fee: R8,000-R45,000.
Timeline: 30 working days target in Cape Town and Tshwane; 30-60 working days in Joburg; 45-90 working days in eThekwini and most local councils.
When you don't need a building plan
Section 13 minor works exemptions cover: free-standing carports under 40 m² of footprint, garden walls under 1.8 m, paving and landscaping, internal partition walls that don't affect structure, fittings and finishes (kitchens, bathrooms where pipework is unchanged).
Everything else needs an approved plan. When in doubt, lodge an enquiry with the building control department before starting work.
Municipality-specific notes
Cape Town
City of Cape Town building plans lodge via the eServices portal; certificate of occupancy is issued by Building Development Management after inspection sign-off.
Johannesburg
City of Johannesburg lodges building plans through Building Control at the Region Office serving your erf; occupancy certificate issued under the National Building Regulations.
Tshwane (Pretoria)
Tshwane lodges building plans at the Building Control Division. Occupancy certificate issued after final inspection and engineer's certificate.
eThekwini (Durban)
eThekwini lodges building plans via the eThekwini Online Building Plan system. Occupancy clearance issued by the Building Inspectorate.
Frequently asked questions
Can I build first and submit the plans later?+
No. Building without an approved plan is an offence under section 4 of the National Building Regulations. Built work can be assessed retroactively under an 'as-built' application but penalties apply and demolition orders are possible.
How long does building plan approval take in Cape Town?+
City of Cape Town targets 30 working days for residential plans through the eServices portal. Larger commercial plans can take 45-60 working days. Plans returned for revision restart parts of the clock.
Do I need a town planner and an architect?+
An architect (or SACAP registered draughtsperson) draws the plan. A town planner is needed where the project requires a land use application first (rezoning, consent use, departure) before the building plan can be lodged. Landlodz coordinates both.
Can I make small changes after my plan is approved?+
Material changes - window or door positions, structural changes, footprint changes - require a 'plan in revision' submission. Trivial changes (finish, fittings) do not. Building control inspects against the stamped plan.
What is the difference between building plan approval and occupancy certificate?+
Building plan approval is the up-front permission to build. The occupancy certificate is the post-construction sign-off that the building was built correctly and is safe to use. Both are required.
Keep reading
Read time- Guide 01
Certificate of Occupancy in South Africa: a property guide
An occupancy certificate is issued by the local authority after completion, confirming that a building may be occupied. It is different from the written approval required before building starts. If the certificate is missing, establish the municipal record, compare it with the actual building and obtain advice on outstanding approvals before assuming the position is regular.
12 min - Guide 02
Site Development Plans in South Africa
Most rezonings and group housing approvals require a Site Development Plan. Here is what an SDP must include and how it is approved.
10 min - Guide 03
Rezoning Applications in South Africa: The Complete 2026 Guide
Rezoning is the most powerful land use application route. Here is every step, from feasibility to gazette notice to final approval.
12 min
Book a free consult. A SACPLAN-registered town planner confirms the route for your erf and sends you a fixed quote before you commit.