Plans measured, drawn and approved by Council.
Inspired Property Group helps Johannesburg homeowners turn what is actually on site into accurate, compliant building plans — and guides them all the way through City of Johannesburg approval.
Four common situations — and what happens next.
Most people reach out at one of these four points. Wherever you are, the first step is the same: a clear, honest assessment of what you have and what you need.
New work — building, adding or extending
You want to build something new, extend what you have, or legalise structures that have never been approved.
- New structures: houses, outbuildings, garages and carports.
- Additions and alterations to existing buildings.
- Swimming pools, boundary walls, covered patios and similar structures.
- Plans drawn to SANS 10400 and submitted to the City for approval before work begins.
Selling, with no plans on file
You are ready to sell but the property has no approved plans — a common cause of delayed transfers.
- Search the City of Johannesburg archives for existing approved plans.
- If nothing is on file, obtain the official "no plans" letter from archives.
- Measure the existing structures, draw accurate as-built plans, and submit to Council.
You just want an accurate record
No submission needed — you simply want to know exactly what is on your property.
- Measure and draw up floor plans, elevations and sections.
- Delivered as a clear record drawing of the home as it stands.
- Not a Council-submitted legal document — a reliable reference for your own use.
Legalising work already built
Structures were built without approved plans and you want to bring them onto record.
- Assess what is built against current SANS 10400 and National Building Regulations.
- Advise honestly on what can be approved, and what may need to change.
- Prepare and lodge the submission with the City for legalisation.
Everything from a single measured drawing to full approval.
Residential architectural draughting and council work across greater Johannesburg, handled end to end by one accountable, SACAP-registered professional.
As-Built Plans
Measured drawings of existing structures, ready for submission.
Record Plans
Accurate floor plans, elevations and sections for your reference.
Additions & Alterations
New rooms, layouts and extensions, drawn and approved.
Walls, Carports & Patios
Boundary walls, carports, garages, covered patios, bathrooms and extensions.
Amended Site Development Plans
SDP amendments prepared and lodged ahead of building plans.
Relaxation Applications
Building-line relaxations and consent applications where lines are encroached.
Council Submissions
Full lodgement and tracking on the City's CPMS online portal.
Heritage Applications
PHRAG submissions for older and heritage-protected properties.
Four clear stages, one point of contact.
You always know what is happening and what comes next. No jargon, no runaround with the municipality.
Consult & assess
A site visit to compare what is built against what is approved, and a plain-language plan of action.
Measure & draw
Accurate floor plans, elevations and sections prepared to SANS 10400 and the building regulations.
Prepare & submit
Forms, certificates and drawings compiled and lodged on the City of Johannesburg CPMS portal.
Approval & handover
Your application is tracked to approval and the stamped, QR-coded plans are handed over.
Submitting to the City of Johannesburg for approval.
A practical reference to the City's approval process — site development plans, building plans, relaxations, heritage and archive retrieval — with direct links to the official forms. I handle all of this for you; this guide is here so you understand each step.
A CPMS — the City's online building permit portal
The Construction Permit Management System (CPMS) is where Site Development Plans, Building Plans, Section 7(6) commencement, hoarding and demolition applications are submitted, reviewed and approved online. Documents are uploaded as PDF, progress is tracked on a personal dashboard, and approved plans are returned stamped with a QR code and date. Only a SACAP-registered professional may lodge applications. Payment is by EFT or cashier, with proof of payment uploaded on the system.
B Site Development Plans (SDP)
An SDP sets out how a site is developed — building positions, coverage, access and services. Where one is required it must be approved before building plans are submitted, and it is lodged online through CPMS. For sites with several structures, copies of the previously approved plans of all buildings are needed as part of the submission.
C Building Plans & Section 7(6) commencement
Building plans are required for new buildings, additions, alterations and changes of use. Submissions are made online through CPMS and must include the SANS 10400 forms (completed by the owner and the competent persons) and the SACAP appointment / compliance certificate. A Section 7(6) application allows building to commence once the plans have been accepted. * Consideration is subject to a final decision by COJ Building Control.
D Relaxation & consent applications
Where a structure encroaches a building line, a full building-line relaxation must be applied for before building plans are submitted to building control. Related land-use consents — consent use and written (neighbour) consent — are handled through the City's Development Planning department on the forms below.
E PHRAG — heritage applications
The Provincial Heritage Resources Authority Gauteng (PHRAG) governs heritage resources of provincial significance — which typically includes buildings older than 60 years. Heritage approval is a separate process from City building control and must be obtained before the building plans are submitted. Larger or sensitive sites may require a Heritage Impact Assessment under Section 38 of the National Heritage Resources Act.
F Retrieving previously approved plans from the COJ archives
It is the registered owner's responsibility to hold approved plans for their property. Copies can be requested from the City's Development Planning archives (a search fee applies, and a Power of Attorney is needed if someone applies on the owner's behalf). Older plans are sometimes lost or damaged — where the City has nothing on file, the practical route is to measure the building and submit fresh as-built plans. I manage the archive search and, if needed, the redraw.
G SACAP — who may submit plans & verifying registration
The South African Council for the Architectural Profession (SACAP) regulates the profession under the Architectural Profession Act. Only a SACAP-registered person may prepare and submit building plans to a local authority — and the CPMS portal automatically checks that the registered professional is in good standing before accepting a submission. Inspired Property Group is SACAP-registered.
Straight answers, drawings done right, and the council process handled.
Inspired Property Group is a hands-on architectural draughting practice serving homeowners across greater Johannesburg. With more than ten years of experience, I take a property from a first measured visit through to stamped, approved plans — and tell you honestly where you stand at every step.
Whether you are selling, buying, legalising older work, or simply want an accurate record of your home, you deal with one accountable person from start to finish — no call-centres, no runaround with the municipality.
Discuss your projectTell me about your property.
Send a few details and I'll come back to you with honest, practical next steps. There's no charge for an initial chat.