Certificates of compliance are legal requirements, and without them, the transfer of property cannot proceed. These inspections are designed to confirm that a home’s critical systems — like electrical wiring, plumbing, and gas installations — meet regulatory safety standards.

For sellers, this process is more than just a box-ticking exercise. If an inspection reveals faults or outdated installations, it’s the seller’s responsibility to fix them — no sale can move forward until the relevant compliance certificates are issued. That means delays, extra costs, and the potential for the entire transaction to fall through if issues aren’t addressed early enough.

What Is a Property Compliance Inspection?

A property compliance inspection is a formal assessment carried out by a qualified inspector to determine whether certain features of a home meet South Africa’s safety regulations. These inspections focus on systems that pose a risk if they’re not correctly installed or maintained — such as electrical wiring, gas appliances, water systems, or electric fences.

Unlike a general home inspection that looks at cosmetic or structural issues, a compliance inspection is specific, regulated, and tied directly to legal certification. The outcome of each inspection is a certificate of compliance (CoC), which confirms that the inspected system meets all legal safety standards.

No transfer of ownership can happen without these documents in place — and failure to produce them will hold up the entire property sale.

What Is a Compliance Certificate?

A compliance certificate is a legally recognised document that confirms a specific system in the property complies with South African safety and regulatory standards. Each type of installation — electrical, gas, plumbing, and others — requires its own separate certificate, issued by a qualified and accredited professional.

These certificates don’t just tick a legal box. They protect the buyer from inheriting unsafe installations and shield the seller from liability after the transfer. If something goes wrong and there’s no valid certificate in place, the consequences can be severe — both financially and legally.

Certificates are typically valid for a limited time, and most must be issued no more than two years before transfer. If alterations or upgrades have been made since the last certificate was issued, a new inspection and updated certificate is required.

Types of Compliance Certificates in South Africa

Not every property will require the same set of compliance certificates — it depends on the systems installed and the location of the property. However, the following are the most commonly required certificates during a property transfer:

• Electrical Compliance Certificate (CoC) - This is compulsory for every property that has electrical wiring. It confirms that the electrical installation is safe and meets the standards set out in the Occupational Health and Safety Act. No transfer can proceed without it.
• Plumbing Certificate - While not required nationwide, this certificate is mandatory in some municipalities, such as Cape Town. It verifies that the plumbing system is in working order, waste water runs off correctly, and there’s no cross-contamination with the drinking water supply.
• Gas Compliance Certificate - Any home with a fixed gas installation (such as a hob, geyser, or heater) must have a gas CoC. This ensures that the system is safe, properly installed, and does not pose any hazard to occupants.
• Electric Fence Certificate - If the property includes an electric fence, a compliance certificate must be issued under the Electrical Machinery Regulations. This is often overlooked by sellers and can delay transfer if left to the last minute.
• Beetle Certificate - This is no longer a legal requirement but is still routinely requested in coastal provinces like the Western Cape and KwaZulu-Natal. It confirms that the property is free of wood-destroying insects, mainly in structural timbers.

Who Is Responsible for Getting the CoCs?

In South Africa, the seller is responsible for obtaining and paying for all required compliance certificates before the property can be transferred. This includes arranging the inspections, covering the cost of any repairs needed to pass, and ensuring valid certificates are provided to the conveyancing attorney handling the transfer. Estate agent commission is another key seller obligation during a transfer - find out how it’s negotiated and paid.

These obligations form part of the seller’s legal duties and are not negotiable unless explicitly agreed to in writing between the buyer and seller. In most cases, failure to deliver the necessary certificates will delay — or completely block — the transfer process.

This responsibility is one of several costs the seller must carry during a property transaction. 

Read: Who Pays for What During the Transfer of Property

When Does the Inspection Happen?

Most compliance inspections are arranged shortly after the offer to purchase is signed and before the transfer process begins in earnest. Ideally, they should happen early — well before the property is lodged at the Deeds Office — to leave time for any repairs or re-inspections that may be required.

While there’s no fixed legal timeline, delaying these inspections risks holding up the entire sale. Conveyancers cannot proceed without valid certificates in hand, and buyers are within their rights to withhold approval until every required document is produced.

For sellers, the best approach is to book the inspections as soon as the sale is confirmed. In some cases, it’s even worth doing pre-sale inspections to identify potential issues early, especially in older homes where non-compliance is more likely.

What If the Property Fails the Inspection?

If a property fails a compliance inspection, the responsibility for fixing the problem lies with the seller. This may involve anything from replacing an outdated electrical distribution board to repairing faulty plumbing or rerouting gas lines. 

The property cannot legally be transferred until the system passes reinspection and a valid compliance certificate is issued.

It’s not uncommon for sellers to underestimate the cost or time involved in rectifying these issues — especially in older homes or properties that haven’t been professionally inspected in years. Delays are costly not just in terms of time, but also because they can cause buyers to lose patience, cancel deals, or renegotiate terms.

Working with qualified, reputable inspectors and acting early gives sellers a better chance of resolving problems before they interfere with the transfer timeline.

Avoiding Delays – Tips for a Smoother Inspection Process

Compliance inspections don’t need to be a source of stress — but only if the seller is proactive. These practical steps can help ensure inspections don’t derail the sale:

• Schedule Early - Don’t wait for the conveyancer to request compliance certificates. Arrange inspections as soon as the offer to purchase is signed — or even before listing the property if you suspect issues.
• Work With Reputable Inspectors - Use certified professionals who are registered with the relevant regulatory bodies. A rushed, cheap inspection can lead to overlooked faults, invalid certificates, or rework later.
• Read the Mandate Carefully - Some estate agents include clauses that shift inspection arrangements to the seller without clearly stating it. Know exactly what you’ve agreed to manage.
• Fix First, Certify Later - If you already know about non-compliant installations, don’t waste time on an inspection that’s bound to fail. Address the issues first, then schedule certification.

VDM Attorneys – Trusted Oversight During Property Transfers

Compliance certificates are non-negotiable in any South African property sale — and if they’re not handled correctly, they can bring the entire transfer process to a halt.

At VDM Attorneys, we support sellers throughout the transfer process by ensuring all legal obligations are properly managed, including reviewing sale agreements, advising on seller responsibilities, and identifying potential risks tied to non-compliance. We also work closely with conveyancers to make sure documentation, including compliance certificates, is in order and on time.

Contact us for reliable, practical support that protects your sale from start to finish.