How we can Help you?

Our company has been dealing with the various council departments for years, we understand how the council works, the different bylaws, and your rights as a property owner.

Often the public are not aware of which tariff they should be charged for on their account or whether they should charged at all.

Getting to the right department to get your account query resolved is always an issue, we will relieve you of all the stress of dealing directly with the council with your various utility accounts and do the job on your behalf.

Our fees are reasonable.

We offer a detailed explanation of your accounts and advice to avoid further problems.

Please send your stand details, account number and contact details. We will get back to you to see how we can help.

Opening of rates, water & electricity accounts.

Once you have purchased a property whether it is domestic, business, industrial or agricultural, you will need to open the various council accounts. As a land owner in Johannesburg you will need to pay for rates, refuse, water, sewer & electricity.
Depending on what type of consumer and where your property is situated in Johannesburg depends on the Council department you will need to pay for the particular service. Currently consumers pay their utility accounts to City of Johannesburg (COJ), Eskom, City Power and JHB Water.

Our service includes opening any accounts for any of the above, arranging the necessary deposits, and ensuring that the utilities are charged correctly on your account.

More information on utilities charged on council accounts.
Assist with clearance applications for transfer of properties.

We assist in getting clearance figures. If a sellers account is correct then clearance should be issued without any delay, but due to so many council accounts having problems there will always be a delay in getting clearance figures. Our service is to assist with correcting those accounts as quickly as possible and liaising with the various departments to close the calls on the systems so that the clearance can be issued at the council without further delay.

More information on the pitfalls with the current clearance process at the City of Johannesburg.
Investigate valuation issues you may have with your property.
Many home and business owners are unaware of what rates they should be charged. Since the new rates act has come into place there is even more chaos regarding the valuation of your property.

We will confirm if your zoning, land usage and valuation is correct. If there is a problem we will raise the issue with the relevant department and get the problem resolved.

More information on land valuation issues.

Assist with getting refunds on accounts that have been closed.
Getting a refund from the council can be a tiresome process if you do not know the correct process. We assist in getting your refund processed quickly by advising you on what documentation and information the council requires to process your refund.
More information on refunds.
Water or sewer leaks, Power problems or upgrades and faulty meters.
If you have problems trying to get the different departments to action any of the above problems you have, we can act on your behalf. Often getting to the right person is part of the problem.

Some more information on City of JHB processes…

The information collected here is as a result of many years of working experience with different council issues. Please be advised that this is a guide line as to your dealings with the City of Johannesburg and not their policy although we endeavor to refer to their guidelines on advising you. Please log on to the City of JHB web site if you need further information.

Rates, water & electricity accounts.

Each stand (erf) will have a rates account, whether the property is used for domestic, business, agricultural or municipal purposes.
Domestic & Business properties have rates, sewer , refuse , water and electricity charges. Depending in which area you live in, you may have one of your utility accounts at City Power, Eskom, Pickitup or JHB Water. You may however have Pre-Paid meters for which you will not be billed on the above accounts.
As a domestic property owner you will always be charged for rates, refuse and sewer at a basic tariff depending on the size and value of your property. There are various bylaws that govern the way the council can charge you for these utilities, it is important that you are aware of what tariff they may charge for sewer and refuse with regards to your land size. The tariff structure for flats, Body Corporate and different size of properties vary. As a domestic property owner you will also be charged at a lower tariff for rates, ensure that you are not paying for vacant land use on your account.

As a business property owner you have a few more choices, you will have a rates account with COJ, but your sewer and water accounts will most likely be with JHB Water and your electricity account could be with either City Power or Eskom. All businesses will pay business tariffs for all utilities. There are a number of different tariffs for the different utilities.
Once you have purchased a property it is important that you open all the necessary utility accounts, the previous owner usually will not be able to close his account before you have opened yours. Thus a refund may sit in the previous owners account for an extended period. The best time to open your accounts is once the property has been registered, this should be done within a month of the date of registration.. The council (COJ), JHB Water, City Power or Eskom will need proof of ownership, a copy of the “Offer to Purchase” or “Title Deed” and a certified copy of the new owners ID will be sufficient. It will be wise to confirm that your utilities all appear on your account in the first few months after opening the account. A deposit will be required for electricity and water which is calculated by multiplying the current consumption by two or three month depending on who the utility provider is.

Our service includes opening any accounts for any of the above accounts, arranging the necessary deposits, and ensuring that the utilities are charged correctly on your account.

Some handy Tips:

If you are living on a property ensure that your rates are charged at 0.004% of your property value, this is the domestic tariff.
If you are renting out your property, try avoid opening a tenants account for your tenants. If they do not pay for their consumption you are liable for the debt as the property owner. You need to ensure that payments are made on a regular basis by monitoring the account.
Go to the COJ web site and register to get your accounts emailed to you.
Register online at COJ web site to do your online meter readings. If the council does not read your meters regularly, which is the case with many accounts, you may end up with a huge bill due to backdated charges.
Check you monthly water consumption, if there is a sudden increase in consumption you may have a leak. JHB Water will not refund you for water wasted due to a leak.
If your water or electricity meters are faulty JHB Water or City Power have to look into this, note that this only applies if you have an account for that particular meter. They will not replace a sub meter.
Do not pay your account by debit order, through experience ether best way is by EFT / Internet transfer. If your account is incorrectly billed you are grossly overcharged and the council has a debit order you will find it difficult to have the debit order reversed, and the council will not refund your extra bank charges, besides the time it will take to correct the error made.

Assist with clearance applications for transfer of properties.

When applying for a clearance figures ensure that your council account is in order. Ensure that all the necessary charges are on your invoice and that your meter readings are up to date. Most of the delays in obtaining clearances at the council occur due to accounts that have problems such as meters that have not been read for a few months if not longer.
When a clearance application is submitted at the council their system will automatically flag the account if there is a problem on the account. This will lead to you having the calls closed at the various utility departments e.g.: City Power , JHB Water or the Rates department, before the clearance is issued. Correct the account before submitting the application! However in many cases the system does flag accounts that are correct, in this case you will have to approach the various departments to close the calls.
If your figures expire it does not guarantee that you get your extended figures immediately, its possible that meter readings have not been updated while your figures expired. Then of course the council may again implement new procedures which could delay your extended figures as you may not comply with their new policies.
Often home owners have tenants living on their properties, if those accounts are not up to date the seller will be responsible for those accounts. Be sure that the owner has the tenants pay their accounts up to date.
We assist in getting clearance figures. Our service is to assist with correcting those accounts as quickly as possible and liaising with the various departments to close the calls on the systems so that the clearance can be issued at the council without further delay

.
Some handy tips:

Ensure the meter readings are updated before the clearance application is submitted.
Have the seller of the property submit the account number on the clearance application.
Pay your clearance before it expires, which is usually about two months after it has been issued.
Clearance figures must be paid via cash or a Trust Cheque from a registered attorney.

Investigate valuation issues you may have with your property.

Many home and business owners are unaware of what rates they should be charged. Since the new rates act has come into place there is even more chaos regarding the valuation of your property.
Ensure that your land usage, and zoning is correct on your account. Many problems arise when the council eventually finds that you have been charged for the incorrect land usage or zoning. The COJ council has the right to backdate you charges for under recovery of rates, they may backdate you to the date of the previous “valuation roll”. As with any of the council issues the COJ council deems that property owners should be aware of the current council regulations and policies, thus you will have no legal grounds, if you have been charged the incorrect rates over a period of time. You as the property owner are responsible to ensure that you are being charged correctly.
We will confirm if your zoning, land usage and valuation is correct. If there is a problem we will raise the issue with the relevant department and get the problem resolved

.
Some handy tips:

Ensure you are paying domestic rates and your land usage is not charged as vacant land if your property is used for domestic purposes. the domestic tariff is 0.004% per annum on the value of your property.
Ensure that once property has been built that you obtain an “Occupancy Certificate”. This will assist you in getting your valuation corrected.
Vacant land is charged at 0.012% of your land value.
If you have a business ensure your land usage and zoning are correct.
You can find the zoning information on the COJ web site by looking at the councils free GIS system.

Assist with getting refunds on accounts that have been closed.

Getting a refund from the council can be a tiresome process if you do not know the correct process. We assist in getting your refund processed quickly by advising you on what documentation and information the council requires to process your refund.

Water or sewer leaks, Power problems or upgrades and faulty meters.
If you have problems trying to get the different departments to action any of the above problems you have, we can act on your behalf. Often getting to the right person is part of the problem.

Site Development Plans

Council may require a developer to submit a detailed Site Development Plan (SDP) for the approval of a proposed development. An SSDP is a detailed site plan document used by the City to determine if a development proposal has been planned consistently with the regulations and intent of the Zoning Regulations. It addresses elements such as use, building location and size, site circulation, parking and access, landscaping, building materials, and public improvements.

An approved SDP is typically required in order to obtain a building plan approval for exterior construction or alteration of a structure or for a change in use of a non-residential structure.

Once approved, the details and the stand become a legal obligation, with which the developer must comply when carrying out development.

Building Plan Applications

Any new building and any alteration that adds on to or changes the structure of an existing building must go to a City Council’s Development Management Department for approval. There are penalties for non-compliance. If you’ve chosen to build without having the plans approved, a building inspector is entitled to enter your property and order construction to stop immediately. They could even obtain a court order for the structure to be demolished, at your expense, and you would be liable for legal costs as well. In serious cases, you could be fined or sent to prison.

A Section 7/6 application can be made to commence building once your building plans have been accepted for submission.

Certificates of Occupancy

Every single new structure that will be occupied requires a certificate of occupation. This is issued by the Council once all other approvals have been obtained.

This applies whether you are moving in yourself, or putting in a tenant or any other type of occupancy that is envisaged when a new building, or internal renovation, has been implemented. It also applies both to building from scratch and to carrying out any “alteration, conversion, extension, rebuilding, re-erection, subdivision of or addition to, or repair of any part of the structural system of, any building”.

Why compliance is required:

Firstly, if you don’t comply, you will have problems with your bank if your home is mortgaged, and – perhaps more critically – you could find yourself without insurance cover.
Secondly, you won’t be able to arrange water and electricity accounts and connections from the municipality.
Thirdly, it is a criminal offence to occupy or use (or permit occupation or use) of the building without authority (or to the extent that “it is essential for the erection of such building”).

Additional Applications

TOWN PLANNING SERVICES

These services comprise of the following: Rezoning Applications for Rights Conversion; Sub-Division Applications; Consent Use Management Applications; Removal of Restrictive Clauses from Title Deeds; Facilitation of Corrections on Establishment of Township Projects amongst others.

HERITAGE APPLICATIONS

Grade II heritage resources (i.e. heritage resources that are of provincial significance/as stipulated in section 8(1) of the National Heritage Resources Act) require a separate application, and typically relates to buildings that are older than 60 years of age.

DEMOLITION PERMIT APPLICATIONS

The Council may instruct a landowner to demolish a building or demolition may be required as part of a building plan application. In nearly all instances, you will need a permit from Council to carry out demolition work. This includes special applications to demolish Heritage Buildings.

WAYLEAVE APPLICATIONS

A Wayleave entitles the holder only the right to use certain land in a specified manner. Generally used in the case of roads where the developer requests the right to work in the “road reserve” to bury cables or access utility lines. The application is necessary for Roads Dept to monitor and control all work within the road reserve so that it conforms with policy.

Services

Following are the basic services offered by us:

Building plan submissions
Town Planning applications
Obtain zoning information and SG diagrams
Check records for existing council approved building plans and town planning approvals
Valuation queries
Rates & Taxes queries
Open utility accounts
Close utility accounts
Obtain title deeds from deeds office

BUILDING CONTROL

Obtain previously approved plans (if available at records)
Submission of building plans
Follow-up on plan progress, attend to further requirements and corrections up to approval

TOWN PLANNING

Building line relaxation application
Site Development Plan application
2nd Dwelling consent application

GIS

Zoning information + MAP 3’s
SG Diagrams
Locality maps
Aerial photographs

TECHNICAL DEPARTMENTS

Pre-submission circulation of all applications to all required departments, ie. Emergency Services (Fire), Jhb Roads Agency, Jhb Water Department

FINANCE DEPARTMENT

Payment of Bulk Contributions
Clearance for building plans

LEGAL ADMINISTRATION

Regulation 38 endorsements
Promulgation notices

PROFESSIONALS

We can refer you to:
Architects
Draughtsman
Engineers
Fire Consultants
Town Planners
Land Surveyors
Transferring Attorneys

South Africa has eight metropolitan municipalities, namely:

Buffalo City (East London)
City of Cape Town.
Ekurhuleni Metropolitan Municipality (East Rand)
City of eThekwini (Durban)
City of Johannesburg.
Mangaung Municipality (Bloemfontein)
Nelson Mandela Metropolitan Municipality (Port Elizabeth)

District Municipalities

Municipality	Province
Alfred Nzo District	Eastern Cape
Amajuba District	KwaZulu-Natal
Amathole District	Eastern Cape
Bojanala Platinum District	North West
Cape Winelands District	Western Cape
Capricorn District	Limpopo
Central Karoo District	Western Cape
Chris Hani District	Eastern Cape
Dr Kenneth Kaunda District	North West
Dr Ruth Segomotsi Mompati District	North West
Ehlanzeni District	Mpumalanga
Fezile Dabi District	Free State
Frances Baard District	Northern Cape
Garden Route District	Western Cape
Gert Sibande District	Mpumalanga
Harry Gwala District	KwaZulu-Natal
iLembe District	KwaZulu-Natal
Joe Gqabi District	Eastern Cape
John Taolo Gaetsewe District	Northern Cape
King Cetshwayo District	KwaZulu-Natal
Lejweleputswa District	Free State
Mopani District	Limpopo
Namakwa District	Northern Cape
Ngaka Modiri Molema District	North West
Nkangala District	Mpumalanga
OR Tambo District	Eastern Cape
Overberg District	Western Cape
Pixley Ka Seme District	Northern Cape
Sarah Baartman District	Eastern Cape
Sedibeng District	Gauteng
Sekhukhune District	Limpopo
Thabo Mofutsanyana District	Free State
Ugu District	KwaZulu-Natal
uMgungundlovu District	KwaZulu-Natal
uMkhanyakude District	KwaZulu-Natal
uMzinyathi District	KwaZulu-Natal
uThukela District	KwaZulu-Natal
Vhembe District	Limpopo
Waterberg District	Limpopo
West Coast District	Western Cape
West Rand District	Gauteng
Xhariep District	Free State
ZF Mgcawu District	Northern Cape
Zululand District	KwaZulu-Natal

Local Municipalities

Municipality	Province
!Kheis Local	Northern Cape
AbaQulusi Local	KwaZulu-Natal
Alfred Duma Local	KwaZulu-Natal
Amahlathi Local	Eastern Cape
Ba-Phalaborwa Local	Limpopo
Beaufort West Local	Western Cape
Bela-Bela Local	Limpopo
Bergrivier Local	Western Cape
Big 5 Hlabisa Local	KwaZulu-Natal
Bitou Local	Western Cape
Blouberg Local	Limpopo
Blue Crane Route Local	Eastern Cape
Breede Valley Local	Western Cape
Bushbuckridge Local	Mpumalanga
Cape Agulhas Local	Western Cape
Cederberg Local	Western Cape
Chief Albert Luthuli Local	Mpumalanga
City of Matlosana Local	North West
City of Mbombela Local	Mpumalanga
City of uMhlathuze Local	KwaZulu-Natal
Collins Chabane Local	Limpopo
Dannhauser Local	KwaZulu-Natal
Dawid Kruiper Local	Northern Cape
Dihlabeng Local	Free State
Dikgatlong Local	Northern Cape
Dipaleseng Local	Mpumalanga
Ditsobotla Local	North West
Dr Beyers Naudé Local	Eastern Cape
Dr JS Moroka Local	Mpumalanga
Dr Nkosazana Dlamini Zuma Local	KwaZulu-Natal
Dr Pixley Ka Isaka Seme Local	Mpumalanga
Drakenstein Local	Western Cape
eDumbe Local	KwaZulu-Natal
Elias Motsoaledi Local	Limpopo
Elundini Local	Eastern Cape
eMadlangeni Local	KwaZulu-Natal
Emakhazeni Local	Mpumalanga
Emalahleni Local	Mpumalanga
Emalahleni Local	Eastern Cape
Emfuleni Local	Gauteng
Emthanjeni Local	Northern Cape
Endumeni Local	KwaZulu-Natal
Engcobo Local	Eastern Cape
Enoch Mgijima Local	Eastern Cape
Ephraim Mogale Local	Limpopo
Fetakgomo Tubatse Local	Limpopo
Ga-Segonyana Local	Northern Cape
Gamagara Local	Northern Cape
George Local	Western Cape
Govan Mbeki Local	Mpumalanga
Great Kei Local	Eastern Cape
Greater Giyani Local	Limpopo
Greater Kokstad Local	KwaZulu-Natal
Greater Letaba Local	Limpopo
Greater Taung Local	North West
Greater Tzaneen Local	Limpopo
Hantam Local	Northern Cape
Hessequa Local	Western Cape
Impendle Local	KwaZulu-Natal
Ingquza Hill Local	Eastern Cape
Inkosi Langalibalele Local	KwaZulu-Natal
Intsika Yethu Local	Eastern Cape
Inxuba Yethemba Local	Eastern Cape
JB Marks Local	North West
Joe Morolong Local	Northern Cape
Jozini Local	KwaZulu-Natal
Kagisano-Molopo Local	North West
Kai !Garib Local	Northern Cape
Kamiesberg Local	Northern Cape
Kannaland Local	Western Cape
Kareeberg Local	Northern Cape
Karoo Hoogland Local	Northern Cape
Kgatelopele Local	Northern Cape
Kgetlengrivier Local	North West
Khai-Ma Local	Northern Cape
King Sabata Dalindyebo Local	Eastern Cape
Knysna Local	Western Cape
Kopanong Local	Free State
Kouga Local	Eastern Cape
Koukamma Local	Eastern Cape
KwaDukuza Local	KwaZulu-Natal
Laingsburg Local	Western Cape
Langeberg Local	Western Cape
Lekwa Local	Mpumalanga
Lekwa-Teemane Local	North West
Lepelle-Nkumpi Local	Limpopo
Lephalale Local	Limpopo
Lesedi Local	Gauteng
Letsemeng Local	Free State
Madibeng Local	North West
Mafube Local	Free State
Magareng Local	Northern Cape
Mahikeng Local	North West
Makana Local	Eastern Cape
Makhado Local	Limpopo
Makhuduthamaga Local	Limpopo
Maluti-A-Phofung Local	Free State
Mamusa Local	North West
Mandeni Local	KwaZulu-Natal
Mantsopa Local	Free State
Maphumulo Local	KwaZulu-Natal
Maquassi Hills Local	North West
Maruleng Local	Limpopo
Masilonyana Local	Free State
Matatiele Local	Eastern Cape
Matjhabeng Local	Free State
Matzikama Local	Western Cape
Mbhashe Local	Eastern Cape
Mbizana Local	Eastern Cape
Merafong City Local	Gauteng
Metsimaholo Local	Free State
Mhlontlo Local	Eastern Cape
Midvaal Local	Gauteng
Mkhambathini Local	KwaZulu-Natal
Mkhondo Local	Mpumalanga
Mnquma Local	Eastern Cape
Modimolle-Mookgophong Local	Limpopo
Mogalakwena Local	Limpopo
Mogale City Local	Gauteng
Mohokare Local	Free State
Molemole Local	Limpopo
Moqhaka Local	Free State
Moretele Local	North West
Moses Kotane Local	North West
Mossel Bay Local	Western Cape
Mpofana Local	KwaZulu-Natal
Msinga Local	KwaZulu-Natal
Msukaligwa Local	Mpumalanga
Msunduzi Local	KwaZulu-Natal
Mthonjaneni Local	KwaZulu-Natal
Mtubatuba Local	KwaZulu-Natal
Musina Local	Limpopo
Nala Local	Free State
Naledi Local	North West
Nama Khoi Local	Northern Cape
Ndlambe Local	Eastern Cape
Ndwedwe Local	KwaZulu-Natal
Newcastle Local	KwaZulu-Natal
Ngqushwa Local	Eastern Cape
Ngwathe Local	Free State
Nkandla Local	KwaZulu-Natal
Nketoana Local	Free State
Nkomazi Local	Mpumalanga
Nongoma Local	KwaZulu-Natal
Nquthu Local	KwaZulu-Natal
Ntabankulu Local	Eastern Cape
Nyandeni Local	Eastern Cape
Okhahlamba Local	KwaZulu-Natal
Oudtshoorn Local	Western Cape
Overstrand Local	Western Cape
Phokwane Local	Northern Cape
Phumelela Local	Free State
Polokwane Local	Limpopo
Port St Johns Local	Eastern Cape
Prince Albert Local	Western Cape
Ramotshere Moiloa Local	North West
Rand West City Local	Gauteng
Ratlou Local	North West
Ray Nkonyeni Local	KwaZulu-Natal
Raymond Mhlaba Local	Eastern Cape
Renosterberg Local	Northern Cape
Richmond Local	KwaZulu-Natal
Richtersveld Local	Northern Cape
Rustenburg Local	North West
Sakhisizwe Local	Eastern Cape
Saldanha Bay Local	Western Cape
Senqu Local	Eastern Cape
Setsoto Local	Free State
Siyancuma Local	Northern Cape
Siyathemba Local	Northern Cape
Sol Plaatje Local	Northern Cape
Stellenbosch Local	Western Cape
Steve Tshwete Local	Mpumalanga
Sundays River Valley Local	Eastern Cape
Swartland Local	Western Cape
Swellendam Local	Western Cape
Thaba Chweu Local	Mpumalanga
Thabazimbi Local	Limpopo
Theewaterskloof Local	Western Cape
Thembelihle Local	Northern Cape
Thembisile Hani Local	Mpumalanga
Thulamela Local	Limpopo
Tokologo Local	Free State
Tsantsabane Local	Northern Cape
Tswaing Local	North West
Tswelopele Local	Free State
Ubuhlebezwe Local	KwaZulu-Natal
Ubuntu Local	Northern Cape
Ulundi Local	KwaZulu-Natal
Umdoni Local	KwaZulu-Natal
uMfolozi Local	KwaZulu-Natal
uMhlabuyalingana Local	KwaZulu-Natal
uMlalazi Local	KwaZulu-Natal
uMngeni Local	KwaZulu-Natal
uMshwathi Local	KwaZulu-Natal
Umsobomvu Local	Northern Cape
Umuziwabantu Local	KwaZulu-Natal
Umvoti Local	KwaZulu-Natal
uMzimkhulu Local	KwaZulu-Natal
Umzimvubu Local	Eastern Cape
Umzumbe Local	KwaZulu-Natal
uPhongolo Local	KwaZulu-Natal
Victor Khanye Local	Mpumalanga
Walter Sisulu Local	Eastern Cape
Witzenberg Local	Western Cape

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Clearance figures and certificates

We understand the nature and urgency linked to the acquisition and disposal of fixed assets and have well trained and highly skilled staff that can assist with the rectification of the services enabling clearance figures to be obtained quicker.

Refunds

Our Refunds Department has developed a service that can process speedy refunds and / or transfer of funds applications on behalf of property owner.

Change of ownership

Creation of municipal accounts for new property owners can be quite a daunting experience and we provide a solution to assist new owners with a smooth transition.

Registration of sectional title scheme

Newly registered sectional title schemes has become a core service offered by us as this is vital for the allocation of services.

Water and Electricity Reading

Our meter auditors have developed a service to assist with the constant issues with the billing of incorrect meters and / or estimate consumption.

Valuation and Rates

Capturing of municipal valuations for ratable purposes for newly registered sectional title units, consolidated, subdivided or newly registered properties.

Account analysis

Completing the investigation, reconciliation and analysis of an account or service has become increasingly popular service due to the councils refilling procedures.

Meter Issues

A common account problem is the billing of estimated meter readings. If council meter readers are unable to obtain a meter reading for a month or the meter has been replaced, the council will not be able to load an actual meter reading on the account. The account will then bill an estimated reading for that month. This estimation should be similar to the monthly consumption but can also be much higher or lower which will result in a higher account than normal or a huge account after months of undercharging. We have qualified consultants who assist with the loading of the actual readings and reversals of the interim reading within a couple of days. If a water or electricity meter has been replaced, we can assist in correcting the account so that the new meter appears on the account and normal billing is resumed.

Missing Services

All sectional title stands should receive an account which bills for Assessment Rates and Refuse. All full title stands need to be billed for Assessment Rates, Refuse, Sewer, Water and Electricity (unless the stand is vacant or you are billed directly by your Homeowner’s Association or Eskom).
If any of these services are missing, We can assist in loading the missing charges so that they appear on your next account. These services need to be billed. Even if the error was an initial council oversight the council will eventually backdate the unbilled services and expect payment within 30 days. Therefore it is advisable to have these services loaded as soon as possible!

Credit Transfers

Paying council accounts via EFT banking comes with a few problems of its own. Have you paid into the wrong account or used the incorrect reference when making payment? Don’t be left cash strapped while you wait for monies to be transferred. We can assist with the transferring of incorrectly paid funds as long as the necessary documentation is in order.

Incorrect Details

It is important that all council accounts reflect the correct registered owner name/s, spelling of these names and the correct physical and postal address. Our trained consultants can assist in rectifying these smaller issues.

Rebates

All residential properties that have a complete dwelling should have been issued an occupation certificate at the time of completion. If the zoning is vacant and should be improved Rates Online can assist with the correction of the zoning.

New consolidation

When a property consolidation has been registered in the Deeds Office, there are a number of changes to be made on the council system. The newly consolidated stand needs to be created from scratch and the previous stands need to be devalued and closed. Our expert team can assist with the opening of these new accounts and the closing of the previous accounts.

Prepaid Meters

In an attempt to have more control over their ever-increasing electricity charges, many consumers have opted for the prepaid meter solution. We can assist with the conversion from a conventional meter to that of a prepaid meter and the correction of the account once the changes have taken place on the property.

Assessment Rates

We can assist with the reconciliation of your Rates charges or apply for the property to be added to the valuation roll. An account that has no valuation or market value will not be able to bill assessment rates. The different zoning or category determines what tariff a property should be charged. We can ensure that the correct zoning category is used and the appropriate tariff billed on the market value. Assessment rates are always billed from date of registration.

New Deposits – Just Purchased a Property?

Once your transferring attorney has successfully transferred your new property into your name, he/she will send a letter to the council advising it of the registration of transfer. The transferring attorney’s job is now complete and you are responsible for ensuring new municipal accounts are opened in your name. You should receive your first account within two months after transfer. The account charges should include:

Sectional Title Units: Assessment Rates and Refuse
Full Title Stands: Assessment Rates Refuse, Sewer, Water and Electricity

A contract for the supply of water and electricity needs to be signed and a deposit paid (unless the stand is vacant or you are billed directly by your Homeowner’s Association or Eskom)

Council Refunds – Just Sold a Property?

Even though Council Refunds at the municipality should automatically be attended to, the Refund of monies owing on your account for Clearance Figures rarely happens without a bit of work. Before a Council refund can be applied for, the new owner must have already paid the deposit on their new account, signed a contract with the council for the supply of water and electricity and be receiving their accounts in their own name. It is only at this point that the old owner’s accounts can be closed.

In addition your old account needs to be adjusted back to reflect the balance on date of transfer. Once these steps have taken place a refund can be applied for. We can assist the new owner with opening his new account as well as the previous owner with the closing and adjusting of their account and then the application for Council Refunds.

Have some council Billing Issues?

Need help with a query or problem at Council?

We can assist homeowners with an array of different council Billing Issues or ongoing queries. It is suggested that an initial investigation be conducted to locate the cause of the problem and find the best solution to rectify the account. Even though a consumer might be well aware of the problem it is always advisable to investigate to ensure that there are no further hidden issues.

Need assistance with Meter Readings and Corrections?

With Meter Readings and Corrections, a common account problem is the billing of estimated meter readings. If council meter readers are unable to obtain a meter reading for a month or the meter has been replaced, the council will not be able to load an actual meter reading on the account. The account will then bill an estimated reading for that month. This estimation should be similar to the monthly consumption but can also be much higher or lower which will result in a higher account than normal or a huge account after months of undercharging. We assist Meter Readings and Corrections:

Meter Issues: Loading and Corrections
Prepaid Meters: Conversions & Corrections

Have some council Billing Issues?

Need help with a query or problem at Council?

Has your electricity been cut?

Council Reconnections and Payment Plans

Council can cut an electricity service for non-payment or it could also be cut in error. We can determine:

If the cut is in line with the municipal by-laws and is correct
What needs to be paid in order to arrange for a reconnection

If the amount is not affordable a payment plan with council can be entered into. We understand the process and can facilitate a payment plan on the consumer’s behalf.

Subdivided a Property?

Council New Subdivision

When a property has been subdivided and registered in the Deeds Office there are a number of changes that need to be done on the council account system. Firstly the new portions need to be created on the council map and the previous property needs to be devalued and closed. All services dependant on their zoning need to be added to the new accounts.

Our team has extensive knowledge regarding the opening of these Council New Subdivision accounts, the market value for each and the loading of other services to ensure that all accounts effected are correct.

Obtaining Rates Clearance Figures and Certificates

Rates Clearance Figures and Certificates are needed and obtained from the Council and certifies that the Seller does not owe any money to the City Council. The Deeds office will not transfer a property from the seller to the purchaser without this Rates Clearance certificate from the Conveyancing Attorney.

Obtaining Rates Clearance Figures and Certificates today is not as easy as it used to be, infact the tedious process involved can end up delaying transfers for many firms who are busy.

We assist Attorneys with:

Clearance Figures: Applications at JHB, Ekurhuleni, Tshwane, West Rand and many other areas
Clearance Certificates: Applications, collection and delivery

What paperwork is required for my Property Transfer?

There are a whole host of documents and certificates that are required to prepare for your property transfer. Not knowing what they are, how and where you can get them from may delay your transfer significantly!
Conveyancers will generally obtain the regular certificates as part of their service.

Rates Clearance Certificate (“RCC”).

The seller is responsible for ensuring that all rates and associated services have been paid and that the municipal account is up to date before selling the property.
The Municipal Systems Act compels a seller to pay rates and all other imposts up to 5 months in advance when making application to the Council for the RCC.
Following registration, the account is reconciled and your pro- rata excess is refunded to you, by the Council. In the past the council allowed conveyancers to attend to the apportionment; but no longer.
A Clearance Certificate must be valid for 120 days from issue.

Electrical Compliance Certificate (“ECC”):

The seller must obtain the ECC from a qualified electrician registered with the Electrical Contractors Board and serves as proof that your electrical installations comply with the rules of SANS.
From May 2010 your ECC has a validity of 2 years provided that installations are correctly maintained during this period.
Alterations to installations must be covered by a separate certificate, alternatively the entire system may be rechecked and a new certificate issued.
Should your property suffer damage as a result of an electrical fault your insurance will require you to produce a valid certificate.
Not being able to do so may result in the invalidity of your claim.
Further, should a person be injured as a result of an electrical fault where no valid ECC is in place, the owner could be held liable for medical costs and damages.

Levy Clearance Certificate:

The seller is to obtain one from the Body Corporate or managing agent acting on their behalf certifying that all levies in respect of a sectional title are paid in full.
The certificate must be calculated and be valid for a period extending beyond the date of transfer.
A Body Corporate can request payment of any arrear and future “special levies” as well as any unpaid “non-development penalties” before they will issue a clearance certificate. An appropriate adjustment will be made following transfer.

Gas Conformity Certificate:

The Occupational Health and Safety Act places a duty on the seller to hold an external inspection and leak test after the installation, alteration or modification of a gas system.
An authorized person registered with LPGAS is to certify that your gas appliances meet with the New Pressure Equipment Regulations. Appliances fitted before 1 October 2009 also fall within the scope of this Act.
The situation remains unclear as to period of validity. It is recommended that a new one be obtained when you sell your house. In addition it may be necessary to get a certificate from the Fire Department.
Insurance companies have be known to avoid liability for damage caused by a defective gas appliance where there is no valid Certificate.

Transfer Duty Receipt:

This is an acquisition tax, that must be paid by purchaser on the purchase of immovable property enabling transfer of the property into the purchaser’s name.
If the transfer does not proceed the Transfer Duty should be refunded by the Receiver.
Payment is made by the attorneys to the Receiver of Revenue, who will issue us with a receipt.
No transfer may be lodged at the Deeds Office without being accompanied by the Transfer Duty Receipt.

Water and Plumbing Certificates:

The City of Cape Town has recently passed a By – Law indicating that sellers obtain valid certificates issued by accredited and registered plumbers before a transfer of a property.
The plumber is to certify that the there are no defects; the water meter is registered and there is no discharge of storm water into the sewerage system.
Approximately 79 000 million liters of water per year is lost from private homes and the requirement of a valid certificate helps the City of Cape Town to control wastage.
With our water situation being what it is this is a very responsible and “green” step taken by the Cape Town Municipality to ensure that our natural resources are managed and is likely to follow on in other municipal areas.

Beetle Infestation and Inspection and Certificate of Clearance:

Required to be produced when selling a home in coastal regions where the woodborer is commonly found and older coastal buildings where wood may not have been pre – treated.
These beetles may destroy the structure of a building and protects the purchaser from buying into a beautiful old home, and latently finding that the structure is destroyed by woodborer.

Heritage Compliance Certificates and Building Permits:

A recent sale was delayed because access to the property could not be obtained any way other, than by breaking through a historical and protected wall.
A permit enabling the access was issued after 6 months by the Provincial Heritage Resources Authority Gauteng.

Bogus and Counterfeit Certificates:

Buyers and Sellers are warned to be careful about fraudulently issued certificates.
In the past it is very common for electrical certificates of compliance to be invalid.
There are many cases of unhappy purchases who unwittingly accepted transfer of the property that they purchased, on the strength of an electrical certificate of compliance that was incorrect, inaccurate or simply fraudulent.
A recent landmark case illustrates the implications of not complying with the Environmental Impact Assessment (EIA) Regulations: Frylinck, an environmental consultant, was recently acquitted of fraud but found guilty of misconduct in providing incorrect and misleading information to the Department of Environmental Affairs : a crime that carries a hefty maximum sentence of 2 years imprisonment or a R40 000.00 – R80 000.00 fine. Construction of the Pan African Parliament buildings in Midrand had to be halted when it was found that it had environmentally damaging effects on a wetland.
Frylink was found to have shown “willful disregard of the required standard of conduct” required of an environmental consultant and should have appointed a wetland specialist to determine the presence of a wetland on the parliament’s building site.
This case demonstrates that environmental consultants can be held criminally liable if their conduct violates the EIA regulations.
Similarly, all sellers should be aware of the legal implications that the various certificates carry.
Non–compliance could result in criminal charges and the financial burden of your insurance company refusing to pay for damage to your home.

There are several more certificates that a seller could be called upon to produce before transfer but are particular to certain transfers, eg. Occupation Certificates; Approved Building Plans and Structural Engineering Certificates. With the guidance of experienced Conveyancers you will be notified of which certificate is needed and where they may obtained from. In conclusion, if one reflects on this article, one is amazed on how many clearance certificates can be required for the sale and transfer of a property, leading to further complication and expense.