Certificate of Compliance Guide for Property Buyers & Sellers
Everything buyers and sellers need to know about Certificates of Compliance (CoCs) when transferring property in Cape Town and South Africa — which certificates the law requires, who pays, what they cost, how long they last, and how the inspection process works.
In short: a property cannot transfer in South Africa without a valid electrical Certificate of Compliance, and in the City of Cape Town a plumbing (water) CoC is required too. Gas, electric-fence, solar and beetle certificates apply where those installations exist. The seller provides and pays for them.
Get a Free CoC Quote — Fast
Tell us what you need and we’ll send your price now.
What Is a Certificate of Compliance?
A Certificate of Compliance (CoC) is a legal document issued by a registered inspector confirming that a specific installation on a property meets the relevant South African safety standard. CoCs exist to protect people and property — and to give a buyer assurance that what they are buying is safe and lawful. Different certificates are governed by different laws: the electrical CoC by the Electrical Installation Regulations (2009) under the Occupational Health and Safety Act (85 of 1993); the plumbing CoC by the City of Cape Town Water By-law (2010) and the Water Services Act (108 of 1997); gas by SANS 10087-1; electric fences by SANS 10222-3; and solar PV by the electrical regulations plus the City’s SSEG registration.
Which Certificates Do You Need? The 6 Types
| Certificate | When required | Authority / standard | Validity |
|---|---|---|---|
| Electrical CoC | Every transfer (national) | OHS Act / Electrical Installation Regs 2009; DoEL-registered electrician; SANS 10142-1 | ~2 years in practice |
| Plumbing / Water CoC | Every Cape Town transfer | City of Cape Town Water By-law 2010 s14; SANS 10252-1; City-registered plumber | Per transfer |
| Gas CoC | If a fixed gas installation exists | Pressure Equipment Regs; SANS 10087-1; SAQCC Gas inspector | ~5 years / after changes |
| Electric Fence CoC | If an electric fence exists | Electrical Machinery Regs; SANS 10222-3; EFSI-registered | Until system altered |
| Beetle Certificate | Often required by banks (coastal Cape) | SAPCA-registered entomologist (WDO inspection) | ~3–6 months |
| Solar PV / SSEG CoC | If grid-tied solar is installed | Electrical CoC for PV + City of Cape Town SSEG registration; NRS 097 | Follows electrical CoC |
Not sure which apply to your property, or what the total will be? Try our COC cost calculator or see the full certificate of compliance price list.
The Seller’s Responsibilities
The seller must obtain every certificate that applies to the property, at their own cost, before the transfer can register at the Deeds Office — and must pay for any repairs needed to pass. For most Cape Town homes that means at least an electrical and a plumbing CoC, plus gas, electric-fence, solar or beetle certificates where those installations exist. For a full breakdown of costs and responsibility see who pays for a certificate of compliance and our guide for property sellers.
The Buyer’s Responsibilities — What to Check
A buyer should insist on seeing valid, current certificates before signing and before transfer, because the safety and compliance risk passes to the new owner once registration goes through. Check that each certificate was issued by a registered inspector, that it is recent enough for your bank, and that it covers the installations actually present. Our guide for property buyers covers what to look for in detail.
The Property-Transfer Compliance Process
- Book the inspections early — ideally as soon as the property is listed or the Offer to Purchase is signed, so repairs don’t delay transfer.
- On-site inspection by a registered inspector for each required certificate.
- Defect report & repairs if anything fails — see what happens if a property fails a CoC inspection.
- Certificate issued once the installation passes, and handed to your conveyancer.
- Transfer registers at the Deeds Office with valid certificates on file.
Use our property-transfer CoC checklist to keep the sale on track.
How Much Do Certificates Cost?
Individual certificates start from about R550 (R850 for electrical, from R1,500 for solar PV), and a full bundle for a standard Cape Town home is roughly R4,750 with bundle savings of up to 22%. See the full CoC price list or get an instant figure from the cost calculator.
How Long Are Certificates Valid?
Validity differs by certificate type — an electrical CoC is generally accepted for about 2 years, a Cape Town plumbing CoC is required at each transfer, a gas CoC lasts about 5 years, and a beetle certificate is usually needed within 3–6 months of transfer. The full breakdown is in how long a certificate of compliance is valid.
Special Cases
Sectional title & flats: the certificates for everything inside your unit are still the seller’s responsibility — see CoC for sectional-title property. Rentals: landlords must hold valid electrical (and gas) certificates before a tenant moves in — see CoC for rental properties.
Choosing a Registered Inspector
A certificate is only valid if issued by a properly registered professional: electricians registered with the Department of Employment and Labour, plumbers with PIRB / the City of Cape Town, gas installers with SAQCC Gas, electric-fence installers with the EFSI, and beetle inspectors with SAPCA. Learn how to verify an inspector’s registration before you book.
Frequently Asked Questions
Which certificates of compliance are legally required to sell a house in South Africa?
An electrical Certificate of Compliance is required on every property transfer nationally (Electrical Installation Regulations, 2009, under the OHS Act 85 of 1993). In the City of Cape Town a plumbing (water) CoC is also compulsory under the Water By-law, 2010. Gas, electric-fence, solar/SSEG and beetle certificates are required only where those installations exist or where the buyer’s bank asks for them.
Who pays for the certificates — the buyer or the seller?
The seller pays. The seller must provide valid certificates of compliance at their own cost before transfer can register, including the cost of any repairs needed to pass. The parties can agree otherwise in the Offer to Purchase, but the default and standard position in the Western Cape is seller-pays.
How much do all the certificates cost in Cape Town?
As a 2026 guide: electrical from R850, plumbing from R550, gas from R550, beetle from R550, electric fence from R550, and solar PV from R1,500. A full bundle for a standard home is roughly R4,750, with bundle savings of up to 22%. Use our cost calculator for an instant estimate.
How long is a Certificate of Compliance valid?
An electrical CoC has no fixed statutory expiry but conveyancers and banks expect one issued within about 2 years and re-issued after any alteration. A Cape Town plumbing CoC is transaction-based (required at each transfer). A gas CoC should be renewed about every 5 years or after changes. Beetle certificates are usually required within 3–6 months of transfer.
What happens if the property fails an inspection before transfer?
The inspector issues a written defect report, the seller arranges repairs, and a re-inspection is done — the certificate is issued once the installation passes. Minor defects can often be fixed on the same visit. Budget for remediation in your timeline so it does not delay registration.
Can the buyer be liable for a missing certificate after transfer?
Practically, the safety and compliance risk passes to the new owner once transfer registers, so buyers should insist on seeing valid certificates before signing. A buyer who later discovers a non-compliant installation generally carries the cost of fixing it, which is why confirming the certificates up front matters.
Do I need certificates for a sectional-title flat?
Yes — the electrical CoC for the unit (and a plumbing CoC in Cape Town) is still required on transfer of a sectional-title property. Common-property installations are the body corporate’s responsibility, but everything inside your section is the seller’s.
How do I check that an inspector is registered and legitimate?
Ask for the inspector’s registration before work begins: electricians must be registered with the Department of Employment and Labour, plumbers with PIRB / the City of Cape Town, gas installers with SAQCC Gas, electric-fence installers with the EFSI, and beetle inspectors with SAPCA. A certificate issued by an unregistered person is not valid.
Get Your Certificates Sorted for Transfer
All six certificates, registered inspectors, same-week appointments across Cape Town.
Request a Free Quote