Where do I start?
Approach an architect for some initial guidance. I often meet clients on site to give some initial guidance for free. This can help clients get an understanding of the scope of the work, a rough idea of what is possible and a basic understanding of the costs involved. An architect can help you visualize the road ahead.
Do I need an architect for renovations?
If your renovations are mainly internal, you probably won’t need an architect. Although it is worth getting some design guidance early on – it can save you money and time and will also result in a better quality renovation. I have done this several times and not provided any other services apart from going back to see the end result. An architect has been trained to see design and recognize opportunities.
If you start moving door and window openings, either internally or externally, you will need a structural engineer and building approval. Depending on the extent of your renovations, you may also require planning approval which could add an extra few months to the project timeline. If you wish to extend the property by adding new rooms or features outside of the house, you will almost certainly need an architect, engineer and planning approvals.
What approvals do I need?
The City has many guideline documents which are well worth reading so you know your rights. I often refer to them for clarity when unpacking a client’s brief. You can also visit City offices and speak with someone in the planning and building departments to understand your specific property rights and restrictions. But a local architect can do all this for you and will also know what is new and changing in planning in your area.
What is zoning and why does it matter?
Each property has a zoning classification but there are also various ‘overlay zones’ in the City of Cape Town (nine of them at the moment). These overlay zones might contain additional restrictions. There are several residential categories that can either restrict you to single dwellings on a property or allow you to build flats – so it is really important to understand the zoning before you even start the design process.
Some of the Zoning criteria: SR1 = Single Residential, SR2 = Incremental Housing, GR1 = Group Housing, GR2-6 = General Residential which includes flats, there are also LB & GB which are Local & General Business which allows a variety of residential types.
In general, you are allowed to build three houses on each residential property/plot/erf without having to get special permissions (called departures) but there will be additional development costs if you go this route (extra rates, services etc). We always check with City officials because on rare occasions, multiple dwellings may not be allowed. Your title deed can also restrict you, so make sure you have a copy of this to show your architect. Restrictions can be removed through departures which I will cover in more detail in my next blog post. Departures will always involve more time and potentially cost.
The basic zoning of your property as well as heritage information can be found on the City Map Viewer.
My property is over 60 years old, is it heritage?
Yes it is. Many properties in Sea Point and Green Point are themselves heritage or are in a heritage zone, or both. There are specific steps needed to gain approval as well as restrictions on what you can do to your property, depending on the heritage grading.
I have worked on several Grade 3C listed properties, this is the lowest heritage rating and depending on the properties heritage it could even be demolished. All approvals need to be submitted and approved by Heritage Western Cape (HWC). The process if fairly straight forward but can take a few months or more if it has a higher rating.
Although some properties are 60 years old, where they clearly have no heritage significance, they still require to be submitted for HWC approval. The City is hoping to put measures in place to avoid unnecessary approval where there is no heritage significance. This should help speed up approval times. .
I don’t have off-street parking, should I add it?
Off-street parking, particularly in Sea Point, Green Point and Three Anchor Bay, can add a major premium to your property. It can also help keep your vehicle insurance costs down. When we moved from Hout Bay to Three Anchor Bay in 2021, it was top of our requirement list. If you think you have the space, then you should definitely consider it. Again, there may be zoning and planning restrictions which your architect can help you to navigate.
How should I budget for my renovations?
One of the most difficult part of any renovation project is how to get a handle on the budget. I love the Afrikaans saying “goedkoop is duurkoop” (or as we say in Scotland, penny wise and pound foolish) and it certainly applies to building work. Sometimes, cutting costs at the beginning of a project can lead to delays and increased costs at the end. And once you are into the renovations, you can’t go back. As a rough rule of thumb, provide for a contingency of between 15 and 20%. With a new build house, you know that extras and unknowns could increase your budget by 10% but with renovations to existing properties, there are often many more unknowns. Discovering damp or unexpected sewerage lines, for example, can add significantly to the building costs.
The location of water pipes in properties are almost always and issue. If old, there is seldom existing drawings and never water pipe layouts. I can’t recall one project where we haven’t cut through some existing water pipes. No need to stress, its part and parcel of renovating.
A good builder, managed by your architect, can find ways to make savings and reduce over-run costs.
How do I choose a builder?
Spend time doing your homework. A good builder is worth their weight in gold and a bad builder can ruin your project. Referrals from people you know and trust is a good place to start. But if not, see what builders signs are visible in the area, check out their websites and always speak to their references. It is generally better to get a builder who specializes in renovations and extensions, rather than new builds, as they understand the environment better. Lastly, go and see examples of their completed work and ask lots of questions. Take your architect with! Architects can advise on the building contract, what assurances are needed and can also manage the relationship with the builder from start to completion.
Should I move out or stay in during my renovation?
I have to confess, to save money we did like many architects do, we stayed in our house for most of the renovation project. But it became too much and we moved out for two weeks for our own sanity! If at all possible, I would recommend moving out. Staying in can impact on the builders’ schedule because they are building around your living needs.
Other advice?
Document what you do and photograph everything. If anything, it is great to look back and remember how crazy it was at the time. Being the pedantic architect, I took lots of photos of our new plumbing lines and recorded where the rodding eyes are located under the paving so that we would know for future.
Keep an eye out for a follow-up post including how to plan thoroughly, advice on materials, the importance of communication, how to add the most resale value and, most importantly, tips for enjoying the ride.
Give me a call if you need some advice – 072 145 2731.
