JHB Home Sellers: Plan for a 6 month Sales Timeline

Top 3 Takeaways

• Johannesburg Deeds Office delays can stretch property transfers to 6+ months.
• Unapproved building plans can stall sales and cost over R10,000.
• Rates clearances, bond cancellations, and plan approvals all have tight expiry date

Allow Six Months for Your JHB Property Sale, Warns Top Attorney

If you're planning to sell a residential property in Johannesburg, be prepared for a long road to registration.

According to Cor van Deventer, Director at VDM Law, sellers should plan for a six-month timeline, particularly for properties processed through the Johannesburg Deeds Office, which continues to face delays due to fire and flood damage, staff shortages, and safety concerns.

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“We’re aware of plans to relocate the office, but that may only happen in September 2026 or later,” says van Deventer.

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“Until then, sellers need to get on the market early and plan ahead.”

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Keys to a Successful Sale

1. Approved Municipal Plans are a Must

Having building plans for additions like pools, garages, and extensions isn’t enough they must be formally approved by your local municipality.

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“We had a seller bring us beautifully drawn plans from an architect,” says van Deventer, “but they’d never been submitted for approval. That delayed the sale and cost over R10,000 in re-submission fees.”

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2. Understand Clearance Timelines

• Rates clearance certificates are valid for only 60 days.
• Levy clearances and bond cancellation figures last 90 days.
• If your transfer drags beyond those windows, you'll need to reapply and restart the clock.

This process is manageable in areas like Pretoria, where Deeds Office transfers take just 6 - 8 working days. But in Johannesburg, the same transaction can take weeks or even months.

Plan Ahead: What you need to Know

1. Know Your Jurisdiction

You can’t choose your Deeds Office, it's based on location.

• Pretoria Deeds Office: Sandton, Vorna Valley, Lonehill, and surrounding areas.
• Johannesburg Deeds Office: Germiston, Benoni, Brakpan, Springs, and southern suburbs.

2. Heritage Buildings? Expect Extra Delays

Even though municipal approvals are governed by national standards, heritage overlays can vary. Alterations to heritage-listed buildings may require additional permits, time, and cost.

3. Options for Distressed Sales

If time or money is tight, two potential solutions include

• Addendum to the sales agreement: Buyer agrees that plan approval costs will be deducted from proceeds.
• Bridging finance: Useful in urgent situations, but comes with higher costs and should be a last resort.

Final Advice: Give Yourself Time

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“To play it safe, plan for a six-month sale process,” says van Deventer. “It gives enough room for plan approvals, delays, and Deeds Office processing.”

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His firm closely tracks developments at both Deeds Offices and assists agents and sellers in identifying their jurisdiction and streamlining sales.

Thinking of selling? Get your plans approved now and start early.

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