MAIN IMAGE: Gerhard Kotzé – chief executive of RealNet
Kerry Dimmer
The rules around electrical compliance have changed fundamentally. Five years ago, a compliance check was largely about confirming that the lights worked, the wiring was safe, and the electrical installation met the regulations. Today, with the explosion of rooftop solar, battery storage, inverters, electric fencing, gas appliances, and an array of smart technology, a home’s electrical Certificate of Compliance (CoC) has gone from a relatively straightforward exercise to one of the fastest-changing aspects of any residential property transaction. The catalyst for much of that change has been South Africa’s residential solar boom.
Gerhard Kotzé, chief executive of RealNet, says buyers and sellers are asking far more sophisticated questions and paying closer attention than they were just a few years ago. “With the rapid growth in solar installations over the past few years, these questions have become a normal part of many property transactions. Clients want to know if the systems have been installed by qualified professionals, whether they comply with the relevant regulations, and if the necessary compliance certificates are available.”
For property professionals, this can be a challenge, especially if they have not kept up with the new compliance regulations, and, ironically, even those that have not yet been communicated to the general public. Explaining how the compliance landscape has evolved is Dr Martin Muller, director of the Electrical Conformance Board of South Africa (EcB).
What the new regime requires
“Foremost is that all solar installations should have a CoC, and for those installed after June 2026, a maintenance manual in line with IEC 62446-1:2018 must be included. This international standard ensures solar setups are safe, compliant, and working efficiently by informing installers of the papers that must be given to owners and how to test the equipment.”
Depending on the nature of the installation, buyers may also need to request structural engineering certification confirming that the roof can safely support the system, while some installations could require additional fire engineering reports.
“As the IEC 62446-1:2018 standard has not yet been published by the SABS, there may be a short delay before electricians are able to comply with this requirement,” says Muller. Alongside this, solar installations are now subject to nationally standardised training, construction, and inspection requirements, meaning that electricians and inspectors must also comply with updated technical standards.
“Solar installations are legally regarded as electrical installation work, meaning they require the same level of regulatory oversight as any other electrical modification. Whenever electrical installation work is performed on the solar installation, for example adding extra batteries, PV panels, or installing a new inverter, a new Certificate of Compliance needs to be issued,” explains Muller.
Why verification matters
The EcB highlights two issues that buyers and property practitioners should never overlook. Firstly, it advises them not to assume that every certificate has been issued by a properly registered contractor. “Homeowners should verify that the electrician issuing the certificate is registered with the Department of Employment and Labour, which maintains provincial registers of both electricians and electrical contractors.
“Secondly, any electrical defects, disabled safety features, and alterations which affect the property’s value should be disclosed as part of the seller’s defect disclosure obligations, which means paying closer attention to the disclosure documentation.”
Start the conversation early
For estate agents, these growing complexities make conversations around CoCs increasingly important, and, as Kotzé points out, they should take place as early as possible. “One of the biggest causes of delays in the registration of a property is that these conversations only start once a property has been sold,” he says.
“It is not the certificates themselves that are responsible for delaying transfer; it is that many sellers are simply unaware of what is required by law. The delays are usually caused by needing to appoint qualified contractors, completing remedial work, and obtaining the required certificates. Starting the conversation earlier makes a significant difference.”
As such, Kotzé believes compliance discussions should become part of every listing presentation rather than something left to conveyancers later in the process. “Ideally, compliance should be discussed when the property is listed,” he says.
“This gives sellers a clear understanding of which certificates may be required, the chance to budget for the associated costs, and time to address any obvious issues before they become expensive delays.”
The actual inspections should take place only once a property has been sold, so that the certificates remain current throughout the transfer process. “This approach minimises delays, avoids surprises, and creates a smoother experience for both seller and buyer,” emphasises Kotzé.
The case for better education
It is understandable that housing consumers are unfamiliar with the different compliance requirements, and more so with the updates, says Kotzé. “Broader education would help sellers and buyers to budget appropriately while reducing avoidable delays during transfer. But I would also like to see clearer, more consistent, and standardised national guidelines.
“Sellers would benefit from information explaining what is expected of them before placing their property on the market. It will make the process far simpler for everyone, while helping to prevent situations where certificates are outdated. It will also enhance a property practitioner’s role, in that they can recommend reputable, qualified, and registered service providers if asked.”
A more mature phase ahead
The EcB believes South Africa is entering a far more mature phase of residential renewable-energy regulation. “Nationally standardised solar requirements and the creation of the South African Qualifications Authority’s occupational qualification for photovoltaic standalone system installers should remove much of the uncertainty that has surrounded residential solar. We also expect municipalities to follow suit as the regulatory framework continues to mature,” concludes Muller.
