Buying a property is a significant investment, as most say, the biggest one you'll make in your lifetime. While location, price, and size are crucial factors, a town planner's perspective or opinion can reveal hidden aspects that can significantly impact your property's value and your future enjoyment.
READ: How do zoning laws impact property use and value
Willie Jan Erasmus director of Urban Arrow Town Planning and Development Consulting shares some important and short insights to keep in mind before buying your dream home:
Zoning Regulations: Understanding the zoning of a property is paramount. Zoning dictates how you can use the property – residential, commercial, industrial, or agricultural. It also regulates densities, Land use, building height, Building Lines. Before you fall in love with a property, ensure its zoning aligns with your plans.
- Need to know the current zoning? Obtain a Zoning Certificate.
- Want to run a business from home? Check if the zoning allows for Consent Use.
- Considering adding another story? Existing zoning regulations will determine if that's possible.
READ: Know before your buy! A practical guide to understanding zoning laws
While zoning regulations provide a framework, they are not always set in stone. Zoning Chanes such as consent use or rezoning can be possible, but it's crucial to be aware of the existing controls and restrictions from the outset. Obtaining a zoning certificate should be your top priority when considering a property, as it provides clarity on what is permitted and highlights potential challenges. This will give you a clear idea of what is permitted and what potential challenges you might face.
Why is this important? Imagine buying a property with the intention of running a business from home, only to discover that the zoning regulations prohibit it. Or, you might plan to add an additional dwelling to your property, but the zoning doesn't make provision for this.
Title Deed Restrictions: Examine the title deed of the property to determine if there are any restrictive conditions. These are legally binding limitations imposed on the property, potentially limiting densities, building lines, architectural style, or even pet ownership.
- Unsure about restrictive conditions? A town planner can help you with the Removal of Restrictive Obsolete Title Conditions.
These conditions can always be removed by means of a application to Council.
Planned or Future Development: Before buying a property, it's crucial to understand the long-term plans for the neighborhood or surrounding area. Check your local council's policies, such as Spatial Development Frameworks, to see what changes are planned over the next 5 years. This will help you avoid situations like buying a large family home in an area that might be earmarked for high-density apartments or commercial development. Our best advice will be to Consult with the Local Municipality Town Planning Department or Consult with a professional Town Planner.
Subdivision Potential: If you're considering subdividing the property in the future, investigate the local regulations and feasibility. Take note of the zoning regulations and restrictions and ensure that the proposed subdivision can be supported in principle before purchasing a property for future subdivision.
- Learn about Subdividing a property and the process in your area and what it entails.
- Remember that each municipality has different requirements and regulations, remember to consult with a Professional Town Planner to ensure that the proposal is possible.
- Make sure that you conduct a property due diligence on what the process will cost. Also remember the process for subdivision can take time.
Changing your zoning: If the current zoning doesn't suit your needs, understand the process of potentially amending your property zoning. This can typically involve a rezoning application, which can be complex, cost and time-consuming.
Remember the rezoning process can take time and there can be lots of red tape to obtain approval, so make sure you plan ahead.
Environmental & Services Considerations: Be aware of any environmental sensitivities on or around the property, such as wetlands, heritage trees, or floodplains. These types of considerations are normally applicable to larger farm portions or agricultural holdings. These can impact development potential and may require specialized assessments such as an Environmental Impact Assessment (EIA).
Why is this important? Over the years we have seem many property owners purchasing properties affected by wetlands, future road networks, etc. These issues can significantly affect your long-term planning and property value.
READ: Tap into your property's zoning value
Professional Advice: Every property is unique, and there's no one-size-fits-all approach when it comes to navigating the complexities within the property industry. Engaging a qualified town planner early in your property search is crucial as they can:
- Provide valuable insights tailored to your specific property and goals especially if you are considering subdividing or rezoning the property in future.
- Conduct thorough due diligence to uncover potential issues and costs that might be involved.
- Navigate the particulars of the planning process, including applications, approvals, and post approval requirements.
- Help you understand and comply with relevant legislation and by-laws.
- Offer strategic advice on maximizing your property's potential.
- Find out more about the Benefits of Hiring a Professional Town Planner.
Additional Advice: Remember to mitigate your risk by adding special or restrictive conditions in the offer to purchase (OTP). This proactive approach ensures you stay ahead of any unforeseen challenges and make a confident property investment.
Do Your Research: Remember, buying a property is a significant decision. Always conduct thorough research, ask questions, and seek professional advice when needed. This proactive approach ensures you stay ahead of any unforeseen challenges and make a confident property investment.
By considering these aspects, you can make an informed decision, avoid potential pitfalls, and secure a property that meets your current needs and future aspirations.
For more insights on property-related challenges, consult a professional town planner. Their expertise can help you unlock your property’s full potential.
The primary goals of zoning laws are to ensure public safety, preserve the character of communities, protect natural resources, and enhance the overall quality of life for residents.
Arnold Maritz, Co-Principal for Lew Geffen Sotheby’s International Realty in Cape Town’s Southern Suburbs, previously shared that understanding zoning laws is essential for property owners, prospective buyers, and real estate professionals, especially in relation to property development and investment.
Impact on Property Use
- Designated Use and Restrictions: Zoning laws restrict the use of property to specific purposes. For example, a property zoned for residential use cannot be used for commercial activities without obtaining a variance or rezoning. This ensures that residential neighbourhoods remain quiet and safe, free from the disruptions that businesses might bring.
- Development Guidelines: Zoning regulations include guidelines on building height, lot coverage, and setbacks, which influence the physical characteristics of development. These rules help maintain a uniform appearance and prevent overcrowding, preserving the aesthetic appeal and functionality of neighbourhoods.
- Special Zoning Districts: Some areas are designated as special zoning districts with additional rules. Historic districts, for instance, have strict guidelines to preserve the architectural integrity of buildings, in line with heritage legislation.
READ: Know before your buy! A practical guide to understanding zoning laws
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