What Safety and Compliance Certificates Do I Need in South Africa?
As a landlord or property owner in South Africa, compliance with safety regulations is not only a legal duty but also an essential step to protect tenants, safeguard investments, and avoid liability.
Various pieces of legislation, including the Occupational Health and Safety Act (OHSA), Rental Housing Act, and municipal by-laws, place clear obligations on landlords to maintain properties that are safe and compliant.
Below, we break down the foremost safety and compliance certificates required in South Africa, with a focus on electrical, gas, and water systems, while also touching on additional certifications that may be necessary depending on the property type.
Electrical Compliance Certificate (CoC)
One of the most important certificates for any property in South Africa is the Electrical Certificate of Compliance (CoC).
Legal requirement
- Governed by the Occupational Health and Safety Act and SANS 10142 wiring codes.
- Mandatory whenever a property is sold, transferred, or when major electrical work is done.
- Required for both residential and commercial properties.
Purpose
- Confirms that the electrical installation on the property is safe and complies with national standards.
- Protects landlords and tenants from risks such as electrical fires, shocks, and damage to appliances.
When is it needed?
- On property transfer or sale.
- After alterations or significant electrical upgrades.
- Periodically, for rental properties, to ensure ongoing compliance.
Validity
- No fixed expiry date. However, a new certificate must be issued whenever ownership changes hands.
- Many landlords choose to renew every 2–3 years to demonstrate due diligence.
Gas Certificate of Conformity
If your property has a gas installation, whether for stoves, water heaters, or fireplaces, you must hold a Gas Certificate of Conformity.
Legal requirement
- Governed by the Pressure Equipment Regulations (PER) under the OHSA.
- Mandatory for all gas installations, residential and commercial.
Purpose
- Certifies that the gas installation is safe, leak-free, and compliant with SANS 10087 standards.
- Minimises risks of fire, explosion, or carbon monoxide poisoning.
When is it needed?
- At the property transfer or sale.
- After installing or modifying a gas system.
- When requested by insurers, especially in cases of fire damage claims.
Validity
- Certificates remain valid as long as the system has not been altered.
- If appliances or piping are replaced, a new certificate must be issued.
Water Installation Certificate
Less well-known but equally important is the Water Installation Certificate, often called the Plumbing Compliance Certificate.
Legal requirement
- Mandatory in Cape Town and increasingly adopted by other municipalities across South Africa.
- Required when transferring property ownership.
Purpose
- Ensures water installations comply with the Water By-laws and SANS 10252 plumbing standards.
- Prevents cross-contamination between drinking water and greywater systems.
- Confirms that the property does not waste water through leaks or illegal connections.
When is it needed?
- When selling or transferring a property in municipalities where it is enforced, specific requirements must be met.
- After significant plumbing alterations.
Validity
- Typically valid at the point of sale.
- Some landlords choose to request periodic inspections to identify water leaks and reduce municipal bills.
Energy Performance Certificate (EPC)
South Africa recently introduced the Energy Performance Certificate (EPC) requirement for specific buildings.
Legal requirement
- Issued under the National Energy Act.
- Applies to non-residential buildings over 2,000 m² and government buildings over 1,000 m².
Purpose
- Rates the building’s energy efficiency, similar to an energy label on appliances.
- Encourages energy saving and aligns with South Africa’s climate commitments.
When is it needed?
- Currently mandatory for qualifying buildings.
- Increasingly encouraged for commercial property leases and sales.
Validity
- Valid for five years.
Occupancy Certificate
An Occupancy Certificate is required for any new building or after significant renovations.
Legal requirement
- Governed by the National Building Regulations and Building Standards Act.
- Issued by the local municipality after construction.
Purpose
- Confirms that the building is structurally sound, complies with building plans, and is safe for occupation.
When is it needed?
- After building a new property.
- After significant structural changes.
Validity
- Permanent, unless significant alterations are made.
Fire Safety Certificate
For certain buildings, primarily commercial and multi-unit residential properties, a Fire Safety Certificate may be required.
Legal requirement
- Enforced by local municipalities under the Fire Brigade Services Act and local fire by-laws.
Purpose
- Confirms compliance with fire safety standards such as fire doors, extinguishers, hydrants, and evacuation routes.
When is it needed?
- For businesses, warehouses, retail premises, and blocks of flats.
- This is typically requested during licensing or annual municipal inspections.
Validity
- Normally renewed annually.
Additional Certificates Depending on Property Type
- Beetle (Woodborer) Certificate – Required mainly in coastal regions such as KwaZulu-Natal and Eastern Cape when selling property, to prove there is no woodborer infestation.
- Electric Fence Certificate – Mandatory if the property has an electric fence, governed by the Electric Machinery Regulations.
- Lift/Elevator Compliance Certificate – Required for multi-storey buildings with lifts, under OHSA.
Why Compliance Matters
Failure to maintain and provide these certificates can lead to:
- Legal liability if a tenant or visitor is injured due to unsafe installations.
- Insurance claims are being rejected if no valid compliance certificate exists.
- Delays in property transfers where certificates are missing.
- Fines and penalties from local municipalities or regulatory authorities.
Beyond legalities, landlords have a moral duty to ensure their tenants live in safe and habitable conditions. Demonstrating compliance enhances credibility and helps attract quality tenants.
Practical Steps for Landlords
- Keep an updated compliance file with all certificates and inspection reports.
- Use accredited professionals registered with the Electrical Conformance Board of South Africa (ECB), South African Gas Association (SAGA), or the Plumbing Industry Registration Board (PIRB).
- Renew certificates proactively when doing upgrades or before leasing to new tenants.
- Engage insurers early – some insurers require copies of certificates to validate cover.
- Stay informed of municipal bylaws as requirements vary across regions.
Conclusion
In South Africa, landlords must obtain and maintain several key safety and compliance certificates: Electrical CoC, Gas Certificate of Conformity, Water Installation Certificate, Energy Performance Certificate, Occupancy Certificate, and Fire Safety Certificate.
Additional documents may apply depending on the type of property and its installations.
Keeping these certificates up to date not only ensures legal compliance but also protects landlords from liability, safeguards tenants’ well-being, and strengthens the property’s value.
FAQs
Do I need to renew my electrical CoC every few years?
No, the electrical certificate does not expire automatically, but a new one must be issued at the time of property transfer or after significant electrical work.
Is a gas certificate required even if I only have a small gas stove?
Yes, all gas installations, no matter how small, require a certificate of conformity.
Which cities in South Africa require a water installation certificate?
Cape Town enforces it strictly, but other municipalities are beginning to adopt similar requirements, so it is wise to check local by-laws.
Can my property sale go through without these certificates?
No. Missing compliance certificates can delay or block property transfers, and most conveyancers will not proceed until all required certificates are provided.
Who can issue these certificates?
Only accredited professionals registered with the appropriate regulatory bodies can issue valid compliance certificates.
Don’t go it alone — South Africa’s landlords stand together.
When you join the Landlords Association of South Africa, you gain more than just membership you gain a powerful network of support. From expert legal advice and vital landlord resources to guidance on dealing with problem tenants, we stand with you every step of the way.
For just 2 rand a day, you can access professional advice, proven tools, and a community that understands the challenges of both commercial and residential property management.
Join today and experience the confidence of knowing you’re never facing it alone.
Our Top Read Blogs:
How to Sell a House in South Africa Fast
Complete Process of Tenant Eviction in South Africa
What Can I Do If A Tenant Is Neglecting My Property
Useful External Links
Disclaimer:
This post is for general use only and is not intended to offer legal, tax, or investment advice; it may be out of date, incorrect, or maybe a guest post. You are required to seek legal advice from a solicitor before acting on anything written hereinabove.
