Selling Your Home? Why and When You Might Need a Plumbing COC in South Africa

Selling a home in South Africa involves navigating a fair bit of paperwork and ensuring your property meets various compliance standards. Among these, the Plumbing Certificate of Compliance (COC) often comes up, leaving many homeowners wondering what it is and if they really need one. This guide will unpack the plumbing COC, explaining its purpose, when it's required, and what it entails, drawing on insights from seasoned plumbing professionals across the country.

What is a Plumbing COC?

Simply put, a Plumbing Certificate of Compliance is a legal document issued by a licensed plumber. It certifies that the plumbing installation at a property complies with relevant municipal bylaws and national building regulations. Think of it as a quality assurance stamp for your home's water system. It's not just about proving that your taps work; it's about ensuring the plumbing is safe, efficient, and meets specific standards designed to protect both the homeowner and the environment.

Plumbers we've worked with often highlight that the COC serves as a crucial safeguard. For instance, an experienced plumber from Johannesburg once shared how they discovered a cross-connection between a potable water supply and a greywater system during an inspection for a COC. This seemingly minor issue could have led to serious health risks if left unaddressed. The COC process identified and rectified it, providing peace of mind to both the seller and the prospective buyer.

Do I Need a Plumbing COC When Selling My Home?

This is where it gets a bit nuanced, as the requirement for a plumbing COC primarily depends on your location within South Africa.

• City of Cape Town Specifics: If you're selling a property within the municipal jurisdiction of the City of Cape Town, then yes, a Plumbing COC is a legal requirement for transfer of ownership. This has been a by-law since March 2011 (specifically, the City of Cape Town Water By-Law, Section 14(1)). The certificate must be submitted by the conveyancing attorney before the property can be transferred to the new owner. This is a non-negotiable step in the sales process in Cape Town.
• Other Municipalities: For properties in other parts of South Africa, a plumbing COC might not be a nationwide legal requirement for property transfer, unlike the Electrical Certificate of Compliance. However, it is still strongly advisable to consider getting one, or at least being aware of its implications, as:
  • Insurance Requirements: Many insurance providers are increasingly requesting valid COCs for plumbing systems, especially after significant work, to ensure coverage against potential liabilities.
  • Buyer Assurance: Even if not legally mandated, having a valid plumbing COC significantly boosts buyer confidence. It demonstrates that the property's plumbing is in good working order and meets professional standards, potentially making your home more attractive in the market. A buyer can also request one in the Offer to Purchase agreement.
• Recent Plumbing Work: Regardless of location, a COC should be issued by a licensed plumber for any significant plumbing work undertaken, such as:
  • • Installation, repair, or replacement of any electric water heating system (geysers).
    • Installation, repair, or replacement of solar water heating systems or heat pumps.
  • Construction, installation, or alteration of any above or below-ground sanitary drain.

As one Durban-based plumber explained, "While the direct transfer requirement isn't universal like in Cape Town, we always recommend clients get a COC after a major geyser replacement or bathroom renovation. It's not just about the law; it's about accountability and giving the homeowner confidence that the job was done right, according to SANS standards."

What Does a Plumbing COC Inspection Cover?

A plumbing COC inspection is thorough and focuses on ensuring the property's water installation aligns with municipal and national building regulations. Key areas typically checked by a licensed plumber include:

• Hot Water Cylinder (Geyser) Installation: This is a major focus. The plumber will check that the geyser and its associated components (like the pressure reducing valve, vacuum breakers, and emergency overflow pipe) comply with SANS 10252 and SANS 10254 standards. This ensures the geyser operates safely and efficiently. Issues like an incorrectly installed overflow pipe that doesn't discharge to the atmosphere or a drip tray that isn't properly fitted can be red flags.
• Water Meter Functionality: The inspection will verify that the water meter registers water flow when taps are open and stops completely when all taps are closed. Continuous movement on the meter with all taps closed is a clear indication of a leak somewhere on the property.
• Leakage from Terminal Fittings: All terminal water fittings (taps, shower heads, toilet cisterns) must not leak when in the "off" position and must be correctly fixed in position.
• Stormwater and Sewerage Systems: The plumber will ensure that no stormwater is discharged into the sewerage system, which is a common problem that can lead to municipal infrastructure issues and environmental concerns.
• Cross-Connections: A critical check is for any cross-connections between the potable (drinking) water supply and any greywater, recycled water, or groundwater systems. Such connections can pose serious health risks.
• Private Isolating Valve: The presence and functionality of a private isolating valve, which allows the homeowner to shut off the main water supply to the property, will be verified.
• Water Pipe Saddling: The water pipes in the plumbing installation, particularly within the roof space, should be properly saddled to ensure stability and prevent damage.

It's important to note what a plumbing COC does not typically cover:

• Aesthetic Issues: Chips, cracks, or discolouration of baths, sinks, showers, or toilets are generally not a concern for the COC.
• Drainage from Fixtures: The pipes leading from your shower, bath, kitchen, or bathroom sinks to the outside drain are usually considered routine maintenance and are not part of the COC inspection, even if they leak and cause damage.
• Appliance Connections: Connections to washing machines, dishwashers, or other appliances are typically excluded, as long as the supply tap itself isn't leaking in the off position.
• Water Quality or Pressure: Issues like low water pressure, discoloured water, or water odour are usually outside the scope of a standard COC, as they often relate to municipal supply or internal pipe corrosion rather than a compliance issue with the installation.

A common scenario shared by a veteran plumber in Cape Town involved a property where the geyser overflow pipe terminated directly into the stormwater drain. This is a non-compliant issue under the by-laws and SANS standards. The COC inspection identified this, and it had to be rectified before the certificate could be issued, ensuring proper disposal and preventing potential damage.

The Process of Obtaining a Plumbing COC

Obtaining a plumbing COC involves a few key steps:

1. Engage a Licensed Plumber: This is the most crucial step. Only plumbers who are registered and licensed with a professional body like the Plumbing Industry Registration Board (PIRB) can issue a valid Plumbing COC. These plumbers have met the prescribed requirements and passed the necessary assessments. Always ask for proof of their registration.
2. Property Inspection: The licensed plumber will conduct a thorough inspection of your property's plumbing system, checking all the points mentioned above against the relevant standards and bylaws.
3. Identification of Non-Compliance: If any issues or non-compliant installations are found during the inspection, the plumber will provide a detailed report outlining the problems and what needs to be done to bring the plumbing up to code. They will also provide a quotation for the necessary repairs or alterations.
4. Rectification of Issues: Once you approve the quotation, the plumber will carry out the required repairs or alterations. It's vital that these corrections are done by the same licensed plumber or under their direct supervision to ensure accountability and compliance.
5. Issuance of COC: After all identified non-compliant issues have been rectified and the plumbing meets the required standards, the licensed plumber will issue the Plumbing Certificate of Compliance. This certificate usually comes in triplicate: one copy for you (the owner), one for the local authorities (or conveyancer for property transfer), and one for the plumber's records.

From the perspective of a plumber working on new installations in a large development, the COC process is integrated from the start. "Every new geyser installation, every new hot water system we put in, gets a PIRB COC automatically. It's part of our commitment to quality and compliance, and it ensures that when that property eventually sells, there are no surprises for the homeowner."

Validity of a Plumbing COC

The validity period for a Plumbing COC can vary:

• City of Cape Town: In the City of Cape Town, the Water Installation Certificate is generally valid for six months from the date of issue, or until any significant changes or modifications are made to the plumbing installation, whichever comes first. If the property is transferred to another party after six months, a new certificate is typically required.
• Other Areas (for significant work): If a COC is issued after a specific plumbing job (e.g., geyser replacement), it generally certifies the work done at that time. However, if no further major alterations are made, and no new by-laws come into effect, the original COC might still be considered relevant for that specific work. Nonetheless, for property sales, a recent inspection is always recommended.

It's crucial to understand that even if a COC is technically "valid," any subsequent alterations or additions to the plumbing system after the certificate was issued will render the original COC invalid for the newly installed or modified parts. This is why a new COC is often sought when selling a property, especially if plumbing work has been done since the last certificate was issued.

Conclusion

A Plumbing Certificate of Compliance is more than just another piece of paper; it's a testament to the safety, integrity, and regulatory compliance of your home's plumbing system. While its legal necessity for selling a home varies by municipality in South Africa, its value in terms of safety, property value, and peace of mind is undeniable. Engaging a qualified, licensed plumber to conduct an inspection and issue a COC is a wise investment, ensuring your property is ready for its next chapter, whether that's a sale or simply ensuring your home's systems are in top condition.

Frequently Asked Questions

1. What is the main purpose of a Plumbing COC?

The primary purpose of a Plumbing COC is to certify that a property's plumbing installation complies with the relevant municipal bylaws and national building regulations, ensuring safety, efficiency, and proper function.

2. Can I sell my house without a Plumbing COC in South Africa?

In the City of Cape Town, a Plumbing COC is a legal requirement for the transfer of ownership. In other municipalities across South Africa, it may not be a direct legal requirement for sale, but it is highly recommended and often requested by buyers or their financial institutions for peace of mind and assurance of compliance.

3. How long does a Plumbing COC inspection typically take?

The duration of a plumbing COC inspection can vary depending on the size and complexity of the property's plumbing system, but it typically takes between two to three hours, excluding any time needed for repairs if non-compliant issues are found.

4. What happens if my plumbing doesn't pass the COC inspection?

If your plumbing does not meet the required compliance standards, the licensed plumber will provide a detailed report outlining the issues. You will then need to have these issues rectified by a licensed plumber to bring the system up to code before a Plumbing COC can be issued.