With effect from 2018, in The City of Johannesburg, (and in most other Municipal areas) second and third self-contained dwellings are permitted on existing residential properties, without rezoning or sub-division provided space allows and subject to compliance with some simple requirements.
FROG Homes' structures are all permanent buildings and, as such, subject to Municipal Plan Approval. FROG Homes will prepare full submission drawings and, through our SACAP registered associates, upload and monitor the application from start to rubber stamp approval. Refer to the FROG Homes pre-construction process.
Yes you can. Provided you meet other reqirements (largely covered below) and provided you take an electrical connection (if required) from the existing metered Escom or City Power supply cable, and that you connect into the existing sewer and water supply lines within the property.
Yes… no reprieve there. As with any permanent building project, all the usual statutory requirements apply. FROG Homes will not only check for town planning requirements but also check on any additional applicable issues which might be hiding away in the property Title Deeds.
Here the new Town Planning Scheme is quite specific… "The total combined floor area of the subsidiary dwelling units shall not exceed 160 sq.M or 90% of the main dwelling house". Important to note that a dwelling unit is measured exclusive of covered patios and covered carports. This means that (unless the existing main house is less than only 178 sq.M ) you can build 2 X FROG Homes Cottages... or 1 X FROG Homes Cottage plus a Studio or a Villa unit.
This is difficult to predict with any degree of consistency as the process is largely dependent on the performance of council officials. Recent experience, however, is showing that, provided documentation is complete and compliant with all requirements, 3 to 6 weeks is proving to be normal.
Yes you will. Even if the loan is at a nil balance, while a bond remains registered against the Title Deed of the property, you will need the Bond Holder's (probably a bank's) consent. You will be increasing the value of your property, probably by at least the cost of the improvement, so the bank needs to know, not only for record purposes but for home insurance if this is done through the same bank.
All FROG Homes' units are fully compliant with National Building Regulations, are each enrolled with the NHBRC and carry SA Agrēment Certification which, together with approved building plans, means that all building requirements of the major banks are met with respect to qualification for finance. FROG Homes, however, have a policy of not dealing directly with banks or any other institution offering short or long term loans but will willingly provide all required documentation (in its possession) required to enable an Owner to make such application themselves.
Yes you can… but… this gives rise to the need to comply with several requirements which don't apply to single storey and specific consideration by a council committee with all the potential inherent delay that this creates. Also, unlike single storey applications, double storey also requires letters of consent by adjoining neighbours with the frequently encountered complications that this so often exposes.
The foundation to all FROG Homes Unit types is a reinforced concrete raft with a concrete perimeter ring beam to be signed off by our own Professional Engineer. Being a concrete structure, commencement of constrution prior to approval is not legal. It would also be bad practice and would probably prove problematic with regard to enrolment with the NHBRC. We'd also not wish, in any way, to run foul of the Municipal Building Inspector remembering that it's he who will be required to issue an Occupation Certificate on completion.
No, under the system described you're not able to register Separate Title or to open a Sectional Title Register. Your new cottage or studio fall under the definition of "subsidiary dwellings." To sell on you would need to go through the rezoning and full sub-division process. It's difficult to predict a time frame for this process but anything beween 24 and 36 months appears to be common. In addition, each property would require its own Municipal Connections for water and sewer and, where required, its own Escom or City Power electrical connection... Costly in time and money.
FROG Homes' mission is to provide the most cost effective spaces possible at the level of accommodation offered. This is achieved by the implementation of our efficent on-site construction program and by minimizing of cumbersome administrative processes. Our standard building contract therefore protects both the Owner and FROG Homes by frequent predetermined stage payments avoiding Payment Certificates, Bills of Quantities, Retention Provisions, Guarantees and Third Party Valuations. FROG Homes will, however, be pleased to provide all documentation available to it to facilitate a loan application by the Owner directly.
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