Building House Extensions
Planning House Extensions
Whether you are building a new home or planning house extensions to an existing home, you are going to need building approval from your local authority. Even if you are simply opening up a wall or partitioning a room by erecting a new internal wall, most councils will insist on working drawings.
They won’t worry about issues like matching materials or style, but they will consider all the elements that relate to building codes and building standards.
House Extensions Options
There are various ways that you can extend an existing house. For instance you can go up and create a second storey or opt for a more straightforward lateral extension. If the pitch of your roof is sufficient, you might be able to convert this into an attic room. Alternatively you could add a separate freestanding structure with a link to your existing house.
Having said that your local authority isn’t going to be bothered with style, this is an element that is essential if the house extensions is going to look good. Materials should also match or look as though they have been chosen carefully. This means that if yours is a facebrick dwelling, the extension should be built using the same finish facebrick. If it is plastered and painted, it is best to match the paint colour. This isn’t always as easy as it might seem, since paint colors fade and from time to time manufacturers change their specifications.
Planning for a Building Extension
Sometimes, but not always, people do plan for future house extensions. This makes it a lot easier when it comes to adding on a room or converting space. As an example, where a future door is planned, building in a lintel at this point, and enclosing the door area with straight joints will make it easier to knock out the brickwork at a later stage. The fact that the bricks aren’t bonded beneath the lintel won’t be an issue, because the lintel will support those above.
Even so, you will need to be sure that the house extensions are correctly executed, with the correct foundations (unless of course you are going up, in which case you will need to have existing foundations that can take the weight of the new building extension), and where brick or block walls meet, these will need to be bonded, or joined in such a way that cracking will not affect the structure.
Types of House Extensions
These include:
- building a core house and then adding to it later according to existing plans
- converting a garage into extra living space
- converting an attic into habitable space
- constructing rooms in a roof where there is no existing attic
- adding or converting a cellar
- adding a conservatory, sunroom or pool room, usually with glass
Develop a Core House
If you are building and you don’t have the means to build the size house you believe you need, an excellent solution is to build house extensions over a period of time. Thoughtfully designed, it will never look incomplete.
Below are three drawings that show how a core house (coloured yellow) may be added to over time.
In the first drawing, you can see that it is a simple, compact two-bedroomed home. Both bedrooms share a bathroom and they are both the same size. Each room has built-in cupboards and there is a laundry cupboard in the passage outside the bathroom. The living area is open plan, with a bar counter “dividing” the living space.
In the second drawing, the kitchen has been extended, in such a way that existing plumbing is used, even though the sink changes position. An exterior door is added, linking to a courtyard with a washing line, and to a double garage. One section of the garage incorporates a storeroom, adjacent to a loo with a basin, accessible from the courtyard. The main bedroom is also included in this phase, although it could, of course, be built on later, since it is at the opposite side of the house. An en suite bathroom and more substantial cupboards are also included in the new plan.
In the third drawing, an open-plan lounge-dining room has been added (blue), along with a new entrance way and a guest loo. A swimming pool has also been included on the plan, though this could also be a separate phase.
Convert a Garage
This can be a very convenient and reasonably easy way to add house extensions to a house, although local authorities are usually strict in terms of upgrading the existing finishes. For instance you may need to have a ceiling installed, and lighting and ventilation might need to be upgraded.
Add a Sunroom, Pool Room or Conservatory
There are companies that specialize in glazed structure (or one where a polycarbonate material is used) that fit this category, though you can also have something designed and custom built.
Go into the Roof
Many older homes were built with attics that were intended to be used for storage. You might need to add windows and insulate the walls and ceilings to make the space habitable.
If there isn’t an existing attic, and the roof is high pitched enough, you might consider doing house extensions by building a room in the roof space. The basic concept is very similar to converting an attic, although structural alterations will be considerably more complex. If the pitch is not sufficient, you will have to extend the gable ends and increase the pitch of the roof.
In both instances you will probably have to add stairways that are easy to use.
In South Africa and other hot-climate countries, the roof space (and attic) in a house can become unbearably hot, so it is essential to pay attention to insulation.
Go Underground
Cellars are surprisingly uncommon in South Africa, but they are sometimes included in the design of a house, and these house extensions may be added at a later stage providing the foundation walls are high enough. Generally it is easier to add a cellar where the house has been constructed on a slope.
Just remember that for a cellar to be converted into a habitable space (even if only as a playroom), it must be totally dry (there must be a damp-proof membrane between the brickwork and the soil beneath ground level) and have sufficient light and ventilation. Usually this will entail installing artificial ventilation and electric lighting.
Paulo, this is a common problem unfortunately. This is where the plans should be. The only other thing you can do is track the previous owners via the deeds office and contact them to see if they have plans, or can tell you who the original architect, designer or draughtsman was.
Hi
I’m trying to get hold of the original building plans for my property but the municipality in Roodepoort can’t seem to find them. Where must I go or who can I contact to get the plans?
Regards
Paulo
Simone you probably could lay a charge at the police station. Whether they would be more effective than the council is anyone’s guess. Probably what you need to do is institute proceedings against your neighbour and the council via an attorney. Where do you live?
I have tried for almost two years to have a neighbour stop building an extension to his property as A. He does not have my approval as the extension is against my wall and I have not given permission and B, if he goes ahead I will never see the lgiht of day, I have reported his illegal building activity to council four times, apparently they go to his property tell him to stop – which he does and then starts again some months later, I am at my wits end, what can I do? Surely if it is illegal I can lay a charge at the police station? any ideas?
Jacques I would think that you own that space, but it’s an interesting question. In terms of the Sectional Titles Act, I think the roof itself is “common property”. This means that insurance, maintenance, repairs etc to the roof would be the responsibility of the body corporate.
There should be a sectional plan of the whole building that shows the different “sections” that were for sale. If your section only extends to the ceiling (which may be the case) then you would need to buy the space – if permitted to do so. There is a section in the Act that deals with extensions, and I think this is what will come into play. Probably the body corporate will need to get permission of all those who have a share in the “common property”.
And yes you will need approval from the local authority as well.
Hi Penny
I own an apartment in a setional title block and am on the top floor. I would like to convert the space between the ceiling and the roof into a loft and certain areas open up the roof to a double volume space. I will obviously need permission from the body corp? Would I have to buy this space form the building or is it considered part of my apartment?
I suppose the next step will also include permission from council to do so?
Diane by law anyone undertaking construction work for monetary gain (i.e. all builders) needs to be registered with the NHBRC. If the builder is registered – you can check on the NHBRC website – then you can ask them if they can take action against him for shoddy workmanship. If he is not registered, then you can call their fraud hotline and report him for operating illegally. To get your money back you will need to either take action via the Small Claims Court or go to an attorney. Since it is only R20 000, the Small Claims Court is probably your best option.
Hi.
I am wanting to know what legal recourse do i have against a builder.
We had alterations done last year.
I have already had one builder in to fix one side to value of R20 000 and now again another section needs to be fixed – the plaster is falling off the wall and rain is leaking into my house- another R20 000 quoted.
What can i do against my original builder
Sandile you will need plans that must be drawn up by a competent person and passed by the local authority. The competent person will know what you need to do to make the garage habitable.
JP it depends what aspect of construction you want to work in. It also depends how old you are and what level of education you already have. e.g. the FET Colleges have school-leaving level courses that will qualify you to be a bricklayer, plumber etc. Universities of Technology offer degree and diploma courses in various aspects of engineering. There are other courses that you can do on for e.g. concrete work, bricklaying etc, but many of these are offered by construction companies. I suggest you contact companies in the industry in the area in which you live.
Kindly please provide me with the rules/regulations on which you can
convert a garage to a’room’
Want to know whichcoarse in construction i can do to build houses
Hi Anton,
Besides your neighbors consent you will have to notify your Body Corporate. You can read up more about “minor building work on these two pages: buildingregulations/minor-building-work And here: ownerbuilding/minor-building-works You do not say where in SA you are but I am copying from the Tshwane By-laws for your info:
(e) The Municipality may, subject to such conditions as it may deem fit, give permission that:
(ii) any other wooden and/or metal structure designed and used exclusively as a doll’s house, poultry-house, aviary, pigeon loft, potting-shed, tool-shed, coal-shed, cycle- shed, summer-house, pump-house, reservoir or dog kennel to be erected within a building restriction area, provided it is screened off behind a wall of at least 2,0 m high and not visible from a street and adjacent properties and it shall not be used for residential purposes or a Home Enterprise;
Hi Faye,
There are specific regulations dealing with waterproofing of buildings from the ground up, this is SANS 10021. As it was a renovation you must have had plans from a “competent person” and you should have had them check that the contractor was doing the job correctly. Mostly the inspections are done after completion of foundation trenches or excavations, prior to casting of foundations. At completion of the walls and roof construction. At completion of drainage installation. After building (including finishes) completion. As you can see the inspector does not check if the correct dampproof was used. If they did put in the correct dampproof membrane and the damp happens all year round then you should check if you maybe have a water leak that is causing the damp.
Hi Penny,
I live in a sectional title and is planning to set up a doll house for the kids. The side of the dollhouse is nearby my neighbor but she has given approval. Is there any by law that further permits me setting up this house.
Regards
Hi Penny
Please advise…………
It is +/- 4yrs later after building renovations….. have major damp problems/floors are not level……… what if proper processes were not followed with regard to foundation etc…..how does one establish this? what was the role of building inspector?
Thanks
Aman, there is nothing to stop you submitting plans in phases. i.e. You only submit a plan for the core section and then submit rider plans when you are ready to build on. You could have an architect draw up a series of plans, or have the rider plans drawn up at a later stage. It certainly wouldn’t make sense to submit the full plan unless you were confident you would be able to complete it within a limited period. Sometimes people plan for later additions but never do them.
The same applies to an extension. There is nothing to stop you submitting a plan for the extension of the garage and than at a later stage submitting another rider plan for the bathroom. Or the other way around.
I am a little puzzled by the envelop ratio issue.
The building envelope is defined in the NBR as “elements of a building that separate a habitable room from the exterior of a building or a garage or storage area” – and it’s relevance relates directly to energy usage. This in turn relates to fenestration (glazed and other openings that let light into the house) – which has a required ratio. Perhaps this is what you are talking about? Orientation is the other issue.
Of course if the garage extension and bathroom form part of the same part of the structure (specifically the walls), it would make sense to build the two together.
I hope that helps.
Mike you might also find our article on temporary structures useful. See: https://sans10400.org.za/temporary-buildings/
Kate it will depend on so many factors, I can’t even begin to fathom an answer. So sorry.
Hi Penny
I am wanting to do an extension to my bathroom but was told that the house needs to *fit into the envelop* ratio between down stairs and upstairs. I then approached an architectural technologist who now tells me it is more costly to do an extension following the method you mentioned on the top of this page, ie build in phases. According to the archicet Should I wish to build in phases, I will have to submit / phase my plan which will cost me more, since i can only get occupation for a addition from the Local Authority once everything on an approved plan is completed and inspected. I am also told that I need to get a occupation certificate for every addition before I may occupy or use that addition or space, and if I do not book a final inspection to obtain that occupancy certificate my plans will laps 12 months after approval or the last inspection done. I am wanting to have plans drawn for the extension of the garage ( to comply to ratio) and the upstairs bathroom but it seems i have to do it all at once, is this true. Please advise
Regards, Aman
Hi Penny,
When renovating, what percentage of your budget do you allocate to electrical?
Shanaaz it depends on the method of construction you decide to use. Presuming you are building with bricks and mortar, you would either throw a concrete slab a) in situ or b) use one of the several precast decking products – and then finish it with a screed. That can be carpeted, tiled or left as a concrete finish that could be painted and covered with rugs or loose carpets. Or you could construct a suspended timber floor. There is more information in my book on Owner Building.
Probably the cheapest would be a precast slab that is simply screened. But it can be cold, and may not look that cool!
Don’t forget that you will need approved plans.
Hi
We want to build onto the granny flat but what type of flooring options are available when going up?
What is the cheapest?
Sonika, yes, you will need plans. Furthermore, you will need a competent person to draw these up for you and submit them to your local authority for approval. The link I have given you will take you to our sister site, Owner Building – to an article that explains what a competent person is, and why you need to use one.
Good day Penny
We want to convert a double garage into a granny flat and add a wendy hut/ log cabin to the garage for the bedrooms, will we need building plans or aproval of any sort?
Thank You