WE DESIGN TOGETHER

Frequently Asked Questions

Congratulations! If you've been directed to this page you've reached Step 3 in our Process. By now your bond should be approved and all the paperwork sorted. 

The fun part starts now! If not already, a meeting will be set up for you to meet our architect, Frans Pieters from VEER Design Group. Together we'll design your home to align with the specifications laid out in your Standard Building Agreement.  

There are many moving parts to Designing your Perfect Home and getting your plans submitted and approved by Council. Here you can see the steps in how the process normally flows. You will sign off every step before we can move on to the next. It is important to note that as revisions are made to the plan, updated costings are provided to you to highlight any possible changes to the Standard Building Agreement. 

We've set out a few questions and answers to provide you with the most clarity regarding terminology and factors mentioned in the steps. 

  1. Concept Plan: We start off by crafting a Concept Floor Plan to determine the layout that best suits your needs & budget. 
  2. Elevations & Roof: We then draw up elevations, windows, roof & provide you with a basic 3D image to give the concept life. 
  3. Sign Off: On sign-off on this 3D, we prepare to submit the plan to MLH (Sandown Home Owners Association) for approval. 
  4. MLH: Upon MLH’s approval of the design, we start with the council drawings. 
  5. Council Drawings: After council drawings are complete, plans are sent for XA calculations, if required. 
  6. Council Documents: Once the above is completed all documents are prepared for council. *read more about all documents required below. 
  7. Submission & Plan Running: The Submission Portal is monitored daily to ensure all amendments are attended to as they arise. 
  8. Pro-Forma Invoice: Finally, once the plans clear town planning, a Pro-forma invoice is sent to Darling Homes and paid. As soon as this is paid plans move on to the building examiner.
  9. Approval: A copy of The final approved plans are then sent to you along with all the supporting documents. 

FAQ

Most frequent questions and answers

The National Building Regulations require compliance with gazetted standards for new builds or the extending of structures within certain categories, one grouping being environmental sustainability, specifically the use of energy within buildings. It is required that the building plans submitted meet these minimum requirements.

Upon designing your home, our architect will provide you with an extensive explanation and reading material. After doing elevations an assessment is done to determine whether XA is required or not. 

XA costs do vary with smaller homes (<200sqm) starting from R2500 ex VAT  and from R3500 ex VAT for larger homes (>200sqm or double story). 

Extra’s are defined as any requests received from the client that falls outside of the Standard Building Agreement and PC Allowance. Common examples of these can include requests for upsec of cupboards and lights, stackers doors, pools, double volume, custom pools (tbc), paving for patios, covered patios, feature beams & feature walls, braai & counter, pergolas, higher ceilings (wall-plate), external walls, XA calculations, external cladding, bigger roof overhangs, exposed trusses, exposed rafters, any steel work (pergola / features), screeded floors, concrete (walls / features), timber decking, higher boundary walls etc.

Only a basic 3D render is  FREE extra that is provided by the architect to assist with envisioning the design and normally this is an external street facade, dependant on size and design of your home. 

Additional photo realistic 3D renders can rage between R5500 and R8500 depending on the scope and complexity. Fees to be provided.

A rider plan will have to be drawn up and submitted to council in the case that a client has any additional requests that will result in structural changes to the initial plan submitted to council. Common Examples of these changes could include requesting the moving of walls, larger or new windows, new doors or the addition of pool or a braai. 

It is important to note that a Rider plan is not included in the standard building agreement and will be for the client’s account. Any changes to windows and glass doors will also require an XA update around R1000+

Plan reverts are limited – within reason. The Standard allows for 2-6 reverts until the plan is approved. Indefinite changing of plans, will carry additional fees. 

There are several variables that determine the timeline for building to commence after signing your contract. They include:
1. Bond Approval (Average 3 weeks)
2. Registration of Plot in your name. (Average 3 Months)
3. Design of home and Sign off of Plan (Average 1 Month)
4. Plan Submission and Approval from council and MLH (Average 1 Month)
5. Enrolment and Certificate from NHBRC (3 Weeks)

It is important to understand that design timelines are affected by the amount of changes and revisions. The average time could range from 1-2 Months with the approvals needed: 

  • MLH: 1 Week 
  • XA: 1 Week
  • Council Approval: 4 Weeks

Title deed or draft deed & registration letter from attorneys that transfer of ownership of the land into your name has taken place.

This is crucial as we can only submit to council once Plot/ERF reflects in owners name on online submission portal. 

Although Whatsapp is sufficient for quick informal discussions around design ideas, all official correspondence and instructions to happen via email given the formal nature of submissions and timelines. 

At Step 3 by signing off the plans and elevations (and 3d) we prepare to submit to MLH. Any changes after this can require additional fees depending on scope & complexity of the changes.