When selling immovable property in South Africa, the seller is generally responsible for obtaining and paying for various Certificates of Compliance (CoCs) to ensure that installations on the property are safe, compliant with legislation, and lawful to transfer to a new owner.

In the City of Cape Town, several certificates are either legally required by national legislation or mandated by municipal by laws. Failure to obtain the required certificates can cause significant delays in transfer and may result in costly remedial work.

Below is a detailed overview of the most common certificates required when selling property.

1. Electrical Certificate of Compliance (Electrical CoC)

What it covers

The Electrical CoC confirms that the electrical installation at the property complies with the Electrical Installation Regulations issued under the Occupational Health and Safety Act 85 of 1993 and SANS 10142 1 (Wiring Code). It covers all fixed electrical installations from the point of supply to the final control points.

Who may issue it

Only a registered person (Electrical Tester for Single Phase, Installation Electrician, or Master Installation Electrician) may issue an Electrical CoC after inspection and testing.

Validity

An Electrical CoC is valid for two (2) years, provided that no alterations or additions have been made since it was issued. If any electrical work has been carried out, a new certificate is required.

2. Solar / Inverter / Battery Systems (PV CoC and SSEG Approval)

Electrical compliance

If a photovoltaic (solar PV), inverter or battery system forms part of the electrical installation, it must be specifically included in the Electrical CoC and comply with SANS 10142 1 2 (embedded generation).

Municipal / Council authorisation (SSEG)

In addition to the Electrical CoC, the Municipality / Council requires registration and authorisation of most solar PV and battery systems as Small Scale Embedded Generation (SSEG) systems. Since 1 October 2023, all new systems — including zero export and battery linked systems — are treated as grid tied systems requiring municipal approval before operation.

Documentation required on sale

• Updated Electrical CoC including the solar/inverter installation
• Municipal/Council Permission to Install (PTI) and/or SSEG approval letter (where applicable)

Validity

The electrical portion follows the 2-year validity of the Electrical CoC. SSEG approvals remain valid until the system is altered or upgraded.

3. Fixed Generator Installations

Where a permanently installed generator is connected to the electrical installation (including change over switches or automatic transfer systems), it must:

• Be inspected as part of the Electrical CoC; and
• Comply with SANS 10142 1 and safe isolation requirements to prevent back feeding into the municipal grid.

If fuel storage is involved (diesel or petrol), additional safety and municipal requirements may apply depending on capacity.

Validity

Governed by the Electrical CoC validity of two (2) years.

4. Gas Certificate of Compliance (Gas CoC)

When required

A Gas CoC is required whenever there is a gas installation on the property, including gas hobs, ovens, geysers, fireplaces, or permanently connected braais.

Governing legislation

• Pressure Equipment Regulations under the Occupational Health and Safety Act
• SANS 10087 1 (LPG installations)

A Gas CoC is compulsory on each change of ownership, regardless of age.

Who may issue it

Only an SAQCC Gas registered installer may issue a Gas CoC after inspection.

Validity

A Gas CoC is not transferable and must be issued anew for every property transfer.

5. Electric Fence Certificate of Compliance

When required

If the property has an electric fence, a separate certificate is required. This is not covered by the Electrical CoC.

Governing legislation and standards

• Electrical Machinery Regulations (OHS Act)
• SANS 10222 3 (Electric security fences)

Who may issue it

Only a registered Electric Fence System Installer may issue the certificate after inspection.

Validity

Electric fence certificates are generally accepted as valid for up to two (2) years, provided no alterations have been made. Any modification requires a supplementary certificate.

6. Water Installation Compliance Certificate (Only for City of Cape Town)

City specific requirement

The Water Certificate of Compliance is a municipal requirement unique to the City of Cape Town and is governed by the City of Cape Town Water By Law.

What it certifies

The certificate confirms that:

• The water installation complies with national building regulations and City by laws
• There are no water installation defects relevant to the checklist
• The water meter is registering accurately
• There is no stormwater discharged into the sewer system
• There are no cross connections between potable water and alternative supplies.

Who may issue it

Only a City of Cape Town registered plumber may inspect and issue the certificate.

Validity

A new Water CoC is required for every transfer of ownership. Previous certificates cannot be reused.

7. Beetle (Wood-Destroying Organism) Clearance Certificate

Is a Beetle Certificate of Compliance legally required?

A Beetle Certificate of Compliance (also referred to as a Wood Destroying Organism Clearance Certificate) is not required by national legislation when selling property in South Africa. However, it is very commonly required in practice and is often:

• A condition in the sale agreement, or
• Required by a bond granting bank as part of the purchaser’s financing conditions.

What the certificate confirms

The certificate confirms that the accessible structural timber forming part of the permanent structures on the property:

Shows no visible signs of active infestation by wood destroying insects such as: Furniture beetle, Powderpost beetle and European house borer (where applicable)

The inspection generally excludes inaccessible areas and concealed timber.

Who may issue it

The certificate must be issued by a qualified and experienced pest control operator or inspection specialist.

Validity

Beetle certificates are typically valid for:

3 to 6 months, depending on the issuing company and the wording of the sale agreement.

Because of this short validity period, sellers are advised to only obtain the certificate once the transfer process is underway.

Practical note

While not a statutory requirement, failure to provide a beetle certificate where required can:

• Delay bond approval
• Postpone transfer, or
• Require renegotiation of sale terms.

Practical Notes for Sellers

• All required certificates are typically for the seller’s account, unless agreed otherwise in the sale agreement.
• Certificates should be obtained early in the transfer process to allow time for remedial work.
• Even where a certificate is not required by statute, financial institutions and insurers may still insist on compliance documentation.

Final Thoughts

Certificates of Compliance play a crucial role in ensuring safe installations, regulatory compliance, and smooth property transfers. In the City of Cape Town, additional municipal requirements – particularly for water installations and solar SSEG registrations – make early planning essential.

Sellers are strongly advised to obtain professional advice from conveyancers and qualified inspectors to ensure all compliance requirements are met before transfer.