[01]
You Own the Land, But There Are Still Rules
Even as the property owner, your local municipality determines what, where, and how high you can build. Depending where your property is located usually depicts what can be built there. City / Commercial / Industrial / residential plots have rules that need to be followed.
If you break those rules, you could face:Rejected building plans
Demolition notices
Fines and legal delays
🔍 Example: A homeowner built a second dwelling over 60m2 for rental income - only to be told by the city it contravines the zoning. The structure must either go through a departure or needs to be alter before a certificate of occupancy can be issued.
✅ Tip: Always check your zoning permissions before designing or building.
[02]
Zoning Laws Control What You Can Build
Zoning laws define what kinds of structures are permitted on your land. These are set out by town planners to a number of reason and is generally for the greater good. It is though vitally important to cross check what you have in mind aligns with the zoning scheme.
You may be restricted on:
How many dwellings you can have
Whether short-term rentals (like Airbnb) are allowed
How many floors you can build
❌ Mistake: Ignoring your zoning laws can result in project rejection, financial loss, or future legal complications.
[03]
Setback Rules: Where on Your Property Can You Build?
Setback rules determine how close you can build to roads or neighboring boundaries.
The normal for residential neighbourhood is usually 4-4.5m from the street boundary and 2m on the side boundaries. The rear boundary is sometimes different and this very much depends on the zoning scheme❌ A client extended their garage without checking building lines. They later received a notice to demolish the addition or cannot sell.
✅ Tip: Always review your property’s building lines before making changes. Contact town planning at your local municipality for a recent copy of the zoning scheme
If you're planning a build or renovation and would like to check your zoning, title deed, or project feasibility — we're here to assist.
Fill out the quick form below and we’ll get back to you within one working day.
[04]
Title Deeds May Contain Hidden Restrictions
Some times title deeds have odd special conditions that override municipal zoning laws or need to be observed. Most times there aren't any but it's not worth starting a design over because of simple restriction that was ignored
Common examples:
Servitudes (e.g., no building over municipal infrastructure)
Building height limits
Land use restrictions / water rights / driveway access
✅ Tip: Never begin a project without first reading the title deed - or having it professionally reviewed.
Always ask the realtor or landlord for a copy of the Title Deed.
[05]
Private Estates & HOA Rules
If your property is part of a private estate or sectional title development, you'll need to follow the HOA’s design manual — in addition to zoning laws. The plans normally need approval from the HOA before it can be lodged at municipality
Typical estate rules may govern:
Architectural style and roofing material
Max/min house size
Boundary walls, fencing, driveway placement
❌ Example: A buyer planned a modern home in an estate — only to learn the estate required all homes to follow Tuscan design and be of a certain size.
[06]
Why You Need to Verify Everything — Independently
Estate agents / builders are helpful, but they’re not always legally responsible for checking zoning, access, or buildability.
❌ A buyer secured a stunning sea-view plot — but later discovered the land didn’t have road access. The municipality would not approve any building plans. The realtor told them they could build whatever they wanted there.
✅ Tip: Always do your own due diligence (or work with a professional) before committing.
[07]
Floor Factor, Coverage & Bulk Rules: How Big Can You Build?
Zoning also controls how much of your land you can build on — both horizontally and vertically.
Key terms to understand:
Floor factor = total floor space allowed relative to land size
Coverage = percentage of land you’re allowed to cover
Height/bulk = how many storeys, and how much volume
🧮 Example:
You own a 1,000m² property
Floor factor = 0.5 → You may build 500m² total
But… setback rules limit the footprint
You may need to build multiple smaller storeys
