Electrical Certificates - What Sellers Need To Know
A Certificate of Compliance (COC) is a document that verifies that the electrical installations such as the plugs, lights, DBboard, geyser and wiring in a home comply with the legislated requirements as detailed in the Occupational Health and Safety Act.
These regulations are the “Code of Practice” for Electrical Installations namely, The South African National Standard SANS 10142 - for The Wiring of Premises.
SANS 10142 is concerned with the basic safety of Electrical Installations. To ensure the protection of people, animals and property and the proper functioning of a fixed electrical installation
An electrical installation has to provide protection against
Shock Current
Over Current
Electric Arcs
Fault Current
Over Voltage and Under Voltage
Excessive Temperatures
Many people do not know that it is a requirement of SANS 10142 that TV Aerials and Satellite Dishes must be earthed. TV Aerials and Satellite Dishes, do form part of the electrical test and should they not be earthed a certificate of compliance cannot be issued.
The code only covers the electrical installation and the circuits feeding fixed appliances, but does not cover any appliances, for example stoves, geysers, air conditioning and refrigeration plant.
An Electrical Certificate of Compliance (ECOC) issued within the last two years will be considered valid, provided no changes have been made to the electrical installations during this time.If the CoC is valid and work is done to the system after the CoC was issued, a new CoC must be issued BUT only for that part of the installation where additional work was done to the electrical system. The additional CoC must be filed with the original and kept on hand if and when required by any inspection authority.
If there is a valid ECOC (not older than 2 years), a buyer cannot demand a “current” ECOC unless it has been specified and agreed to in the Offer of Purchase.
The electrician issuing the ECOC must be registered with the relevant authorities annually i.e. the Electrical Contracting Board of South Africa and the Department of Labour.
Sellers should request to see the contractor’s registration card and accreditation certificate.
This is particularly important in light of the fact that electricians no longer have to guarantee the electrical system is in working order, but only that it is safe, and the new requirement that a test certificate must accompany the ECOC.
If any repairs are required before an ECOC can be issued, the seller would need to affect and pay for these repairs to obtain the ECOC.Where a seller disagrees with a registered electrician regarding the compliance of the electrical system to the regulations, the seller can dispute the findings with the Chief Inspector.
Many banks insist on a copy of the ECOC before a home loan is registered, and the conveyancer cannot proceed with the registration of the transfer without a valid ECOC, sellers should be aware that this issue can delay the transfer process.
Purchasers should instruct the conveyancer to furnish them with the original ECOC after registration, since the legislation requires a property owner to be able to produce a valid certificate of compliance on request to an inspector.
Many home insurance companies may repudiate any damage incurred as a result of an electrical fault, if a valid ECOC is not available.
No property may be rented out without the landlord having a valid compliance certificate and rental agents are required to see the ECOC before they can assist with finding a tenant for the property.
What does ECOC cover?
1) The electrical “installation” from the point where the mains supply cable enters the premises
2) The top of the Mains Switch to the point of consumption, generally described as a plug socket or where the wires connect to a fixed appliance
The certificate does NOT include appliances fixed or free standing, only the correctness of how these devices are connected to the installation.
Fixed appliances include things like, stove, geyser, pool & pond pumps, aircon units, garage and gate motors, pool lights etc. The electrical regulations are primarily concerned with the correctness and safety of your electrical Installation and that everything that forms part of the installation is in good working order.
The basic items that the electrician will do:
- Check the mains board, correct connections, correct cable sizes, correct circuit breakers and labelling, check earth leakage operation and ensure that all items and covers are properly secured.
- Check that all plugs and switches work correctly with no worn contacts and are wired correctly, secure, and if metal are correctly earthed.
- Check all fixed appliances, including lights that have exposed metal and need to be earthed correctly and have been connected to the installation by approved means, which varies depending on the type of appliance and the current it draws.
- Do an insulation test and take an earth spike reading.
- Check all wiring to ensure its correctly rated and the correct type for its application.
- Ensure that each room has at least one working light, and the correct type for the room it is in (eg enclosed light fittings in bathrooms).
- Check to make sure that no electrical points, switches or lights are in illegal positions, not too close to shower, bath, pools etc.
- Ensure that all devices in the installation are correctly rated, installed and of approved types. (Even temporary installations, which have been installed in a manner that would imply they are permanent, need to comply with regulations. You cannot extend the lead on a fixed appliance to the nearest plug point you must extend the plug circuit to the appliance).
LEGAL REQUIREMENTS FOR ELECTRIFIED FENCING (SANS 60335-2-76 - South Africa)
- Wall Height: Minimum wall height of private property to be secured - 1.5 metres.
- Brackets: Upright brackets may be used without any height restriction.
- Angled brackets: Brackets can be angled at no more than 45 degrees out and are to be installed on the inside of the boundry wall.
- Neighbours: It is not permissible to angle brackets into a neighbour’s property without their knowledge or consent. Hazard: Electrified fences are to be installed and operated so that they cause no electrical hazard or entanglement to persons or animals.
- Barbed wire or razor wire: These shall not be electrified by an energiser.
- Warning Signs: Electric fencing installed along a public road or pathway shall be securely identified with YELLOW WARNING SIGNS (100 x 200 cm) at intervals not exceeding 10 metres.
- All gates and access points to have warning signs.
- Electrified Gates: To be capable of being opened/closed without the person receiving a shock.
- It is important to note that if you have a valid (CoC) it must be kept at the premises that the (CoC) relates to. In many cases they end up with Estate Agents, Conveyancing Attorneys or Banks.
The test report must accompany the CoC
What is a Test Report
The Test Report contains all the specific details of the electrical installation. It is a comprehensive record of exactly what forms part of the installation inclusive of specific tests in relation to readings and test instruments used. The test report should further contain diagrams and if necessary photographic evidence of the installation as tested.
What will render a CoC null and void?
It is recommended that an inspection of the property be carried out before buying or selling process to ensure there are no surprises later on. A seller may claim that no alterations were done to the electrical installation and that their (CoC) is valid, but the truth is that even minor electrical work such as fitting a ceiling fan, new oven, extractor fan, new light fittings or replacing faulty plugs can render an existing (CoC) null and void.
A home buyer or a lessor can now insist on seeing a valid (CoC) upon their viewing a property for sale or rent and before they sign any agreements or Offer to Purchase.
Sectional Title Property and the Certificate of Compliance
When a person buys into a sectional title property the buyer needs to additionally establish if a valid (CoC) is also in place for the “common” property, covering, lights, gate motors, pool pumps and any other electrical equipment that forms part of the “common” property.
Should the “common” property not have a valid (CoC) the Body Corporate can be held criminally liable should there be any incident related to the electrical system on the “common” property.
Replacement of Lights Fittings and Socket Outlets
Please remember that when replacing any part of your electrical installation you must ensure that such replacement items comply with the relevant SANS codes, many spares that are available from the large hardware wholesalers are cheap imports that do not comply to South African Standards, light fittings are particularly suspect when it comes to compliance. Ask your supplier for proof that the item complies with South African standards.