Who decides
For land in Johannesburg, municipal compliance & spluma certificates falls under the planning powers of City of Johannesburg Metropolitan Municipality, Gauteng. As a metropolitan municipality it has no district council above it.
| Municipality | City of Johannesburg Metropolitan Municipality (metropolitan) |
|---|---|
| Province | Gauteng |
| Land-use scheme | City of Johannesburg Land Use Scheme, 2018 (as amended 2025), 2018 as amended 2025 |
Local requirements
The aim of municipal compliance & spluma certificates is to assistance with land-use compliance certificates required before transfer, where applicable. Common situations in Gauteng towns such as Johannesburg include: a conveyancer has asked for a SPLUMA or land-use certificate before transfer.
Areas covered by City of Johannesburg Metropolitan Municipality include Johannesburg, Midrand, Randburg, Roodepoort, Sandton, Soweto.
In City of Johannesburg, these applications are governed by the City of Johannesburg Municipal Planning By-law (reviewed and promulgated on 3 April 2024), read with SPLUMA (2013) and the City of Johannesburg Land Use Scheme, 2018 (as amended 2025). Depending on the category of application, the decision is taken by an authorised official or the Municipal Planning Tribunal, with appeals to the City's appeal authority. Fees, required documents and timeframes are set by City of Johannesburg and change from time to time, so they are confirmed for each matter.
When you may need it
- A conveyancer has asked for a SPLUMA or land-use certificate before transfer
The broad process
- Confirm requirement
- Compliance check
- Application
- Issue of certificate
Documents commonly required
- Erf description
- Approved building plans where available
What affects cost
- Municipal fees
- Extent of compliance issues found
Professional fees, municipal application fees, advertising and specialist costs are quoted separately for each matter. Timeframes depend on completeness, objections, specialist work and municipal processing.
Questions
Which municipality handles municipal compliance & spluma certificates in Johannesburg?
City of Johannesburg Metropolitan Municipality in Gauteng is the planning authority for Johannesburg, Midrand, Randburg, Roodepoort, Sandton, Soweto. The exact property location should still be confirmed, as municipal boundaries do not always follow town names.
Is there a district municipality involved in Johannesburg?
No. City of Johannesburg Metropolitan Municipality is a metropolitan municipality and handles its own planning applications.
What should I check before starting with municipal compliance & spluma certificates in Johannesburg?
Useful starting points are: Erf description; Approved building plans where available. Title deed conditions, servitudes and previous approvals should also be checked.
Sources
- City of Johannesburg Municipal Planning By-law (reviewed, promulgated 3 April 2024) (as of 2026-10-21)
- City of Johannesburg Land Use Scheme, 2018 (as amended 2025) (as of 2026-10-21)