The seller is generally responsible f
or providing compliance certificates in respect of Plumbing, Electrical, Beetle, Gas and Electric fencing. The obligation to provide these certificates can be waived or transferred to the seller in the sale agreement.
From time to time problems arise because buyers / sellers do not understand the scope of work carried out in preparing certificates. The remainder of this post sets out the scope of work for each of these certificates.
ELECTRICAL
What is inspected – The test is a visual, physical inspection and test of circuits, earthing and safety.
What do they look for – There must be electricity at the premises when the tests are performed. All rooms, outbuildings, garages and distribution boards must be accessible. The test performed Electrical inspection – whats covered. Appliances such as stoves, ovens, geysers, pool pumps, gate motors, door openers, globes are NOT tested. NOTE All flex wire extensions, extension leads are deemed to be FIXED and will have to be rewired correctly. If possible remove any of these extensions before an inspection and do not replace them before transfer.
Who performs an electrical inspection – Electrical contractors registered with the Electrical Contractors Board (ECB) or the Department of Labour (DOL has taken over responsibility for this function from the ECB). Certificates supplied by unregistered contractors are invalid. Call 021 441 8172 to verify the registration of your contractor.
How long is an electrical compliance certificate valid – Certificates are valid for 2 years. If there have been any changes to the electrical installation (renovations or new light fittings installed) a new certificate is required or a certificate in respect of the changes can me attached to the initial certificate.
What happens if the property does not comply with the requirements of the regulations – The inspection company will provide a quote for the remedial work and once carried out they will issue a compliance certificate. If the home owner does not accept the quotation they remain responsible for the inspection fee – a certificate will not be issued.
It can happen that after a sale the buyer is concerned that the property is NOT compliant even though the seller has provided a certificate. In this event (provided the certificate was issued by a registered electrical contractor) the buyer should raise the issue with the the contractor. The Electrical Approved Inspection Authority will provide resources to adjudicate disputes.
PLUMBING
What is inspected – Hot water Cylinder, water meter, storm water and pipework. The inspection is a visual inspection only.
Maintenance issues do not form part of the inspection – the inspection excludes – leaking waste pipes, cracked sanitary ware, missing taps, sewage and storm water blockages, leaking terminal fittings when open, pressure or flow issues.
What do they look for –
Hot water cylinder must comply with SANS 10252 and 10254 if installed after 2006. All must be done in metallic pipe except for temperature and pressure valves.
Water meter must stop registering when all terminal fittings are closed and must begin registering when one terminal valve is opened.
Ensure that no storm water runs into sewage lines – no down pipes into sewers, no paving sloping towards storm water
No lose pipework or terminal fittings – no lose pipe in roof space, no lose sanitary ware or garden taps and no cross connections between clean water and dirty water. i.e. no well points or boreholes corrected directly to council water.
Who performs a plumbing inspection – Registered plumbers, the certificate is only valid on the day of inspection.
What happens if the property does not comply with the requirements of the regulations – if the water meter is faulty the owner must report the fault to the city council and receive a reference number for the reported fault. If this is the only fault the plumbing certificate can be issued as the council has been advised. For all other faults the inspection company will provide a quote for the remedial work and once carried out they will issue a compliance certificate. If the home owner does not accept the quotation they remain responsible for the inspection fee – a certificate will not be issued.
BEETLE
What is inspected – All accessible wooden portions of the building are inspected. The inspection can only include wood that is visible (wooden flooring under wall to wall carpets is NOT inspected).
What do they look for – Your deed of sale will provide clarity. The deed of sale should specify which types of beetle are included (it might only include Oxypleuris Nodien and Hylotrupes Bajulus) and can exclude wendy houses, picket fencing and other timber not forming part of the house. It is a good idea to make sure that the inspector has a copy of the relevant clause in the deed of sale so that the report covers exactly what is required.
Who performs a beetle inspection – Inspectors registered with the Department of Agriculture in terms of Act 36 of 1947.
What happens if the property does not comply with the requirements of the deed of sale – The inspection company will provide a quote for the remedial work and once carried out they will issue a compliance certificate. If the home owner does not accept the quotation they remain responsible for the inspection fee – a certificate will not be issued.
GAS
What is inspected – All Built in gas fires, braais, stoves, hot water systems and similar appliances. Any person selling a property with gas appliances installed must have a certificate of conformity.
What do they look for – Inspectors ensure that the gas installation complies with the specified regulations. The requirements vary for installations depending on whether the gas bottle is inside or outside. There are also regulations for the manner in which gas is piped behind cupboards and through walls. See Gas installations – drawings
Who performs a Gas inspection – Inspectors acting in terms of Regulation 17(3) of the pressure equipment regulations.
What happens if the property does not comply with the requirements of the regulation– The inspection company will provide a quote for the remedial work and once carried out they will issue a compliance certificate. If the home owner does not accept the quotation they remain responsible for the inspection fee – a certificate will not be issued.
ELECTRIC FENCE
The user of an electric fence installed after 1 October 2012 must have an electric fence compliance certificate which is issued by an approved electric fence installer. Transfer of any property after 1 October 2012 will require an electric fence certificate (not sectional title properties). The certificate is transferable provided no alterations have been made to the fence since the last certificate was issues.