How do I find out what my property is zoned?

Type the address into ErfCheck: for Cape Town, Tshwane, Ekurhuleni, eThekwini and other KwaZulu-Natal municipalities the record shows the zoning from the municipality's own map. Otherwise ask the municipality for a zoning certificate.

What does Residential 1 mean?

In most South African schemes it means one main dwelling house per erf, sometimes with a second dwelling allowed. Check the scheme of your municipality for the exact rules.

Is zoning on the title deed?

No. Zoning comes from the municipal scheme. The title deed can carry its own restrictive conditions, which apply in addition to the zoning.

Can I run a business from home?

Many schemes allow a limited home occupation as of right or with consent; anything bigger needs a consent use or rezoning. Ask the municipality before you start.

Guides

What is my property zoned?

Every property falls under its municipality's zoning scheme (also called a land use scheme). The zoning says what the land may be used for and how much may be built on it: the uses allowed, height, coverage, density and building lines.

Check a property's zoning, free

Free: erf number, township, last registered sale and imagery. No owner names.

ErfCheck shows the zoning on the record for Cape Town, Tshwane, Ekurhuleni, eThekwini and the other KwaZulu-Natal municipalities with a land use scheme, read from each municipality's own zoning map. Ekurhuleni also gives the height zone, density and coverage. Johannesburg publishes its zoning on the City's online maps; elsewhere, ask the municipality's town planning office.

What zoning controls

Use: what the land may be used for as of right, and what needs the municipality's consent first.
Bulk: height, coverage (the share of the erf that may be built on) and floor area.
Density: how many dwellings the erf may have.
Building lines: how far buildings must stand from the boundaries.

The names differ from scheme to scheme. In most, "Residential 1" (or "Single Residential") means one main dwelling per erf, while higher numbers allow townhouses and flats; the scheme document is the final word.

Zoning certificates

A zoning certificate is the municipality's written confirmation of a property's zoning under its scheme. Banks, buyers and business licensing often ask for one. Apply to the municipality's land use or town planning office; the fee and turnaround depend on the municipality.

Rezoning and consent uses

Using land for something its zoning doesn't allow takes an application to the municipality: a consent use for a use the scheme allows with permission, or a rezoning to change the zoning itself. Neighbours are usually notified and may object. Restrictive conditions in the title deed can limit use too, separately from the zoning, and may need to be removed first.

Questions

How do I find out what my property is zoned?: Type the address into ErfCheck: for Cape Town, Tshwane, Ekurhuleni, eThekwini and other KwaZulu-Natal municipalities the record shows the zoning from the municipality's own map. Otherwise ask the municipality for a zoning certificate.
What does Residential 1 mean?: In most South African schemes it means one main dwelling house per erf, sometimes with a second dwelling allowed. Check the scheme of your municipality for the exact rules.
Is zoning on the title deed?: No. Zoning comes from the municipal scheme. The title deed can carry its own restrictive conditions, which apply in addition to the zoning.
Can I run a business from home?: Many schemes allow a limited home occupation as of right or with consent; anything bigger needs a consent use or rezoning. Ask the municipality before you start.