Room conversions and opening up spaces
Common projects include turning a spare bedroom into a study, combining two small rooms, adding a scullery or closing in a patio. Many Pretoria homes from the 1970s to 1990s have separate lounges, dining rooms and kitchens that owners want to open into one living area.
Removing or cutting into a load-bearing wall is structural work. An engineer needs to design the beam or lintel that will carry the load, and building plans approved by the City of Tshwane under the National Building Regulations may be needed. The contractor can advise whether plans may be needed once they have seen the wall.
Garage conversions
Converting a garage into a flatlet, office or extra bedroom is a popular way to add living space without building outward. The work typically involves bricking up or replacing the garage door opening with a window or door, raising or levelling the floor, adding a ceiling and insulation, and plastering and painting.
A change in how a room is used, plus new windows or doors in the outside wall, can mean plans are needed, so check with the City of Tshwane. In an estate or complex, the HOA or body corporate will usually need to approve changes to the front of the house, and some do not allow garages to be converted at all.
Flooring changes
Replacing old carpets or worn tiles is one of the most noticeable upgrades. Options include porcelain tiles, laminate, vinyl planks and engineered wood, each with different needs for a flat, dry screed underneath.
Where homes sit on expansive clay soil, floors can crack as the ground moves with the seasons. If you see cracks running across several tiles or through the floor, mention it, because the cause may need looking at before new flooring goes down.
Patios, braai areas and lapas
Start with how you entertain and where the sun and wind come from. A west-facing patio takes the hot afternoon sun, wind can push smoke back into the house, and Highveld storms from about November to March make some cover very welcome.
A built-in braai needs a chimney and hood shaped so smoke draws up instead of spilling out the front, and the chimney's height relative to the roof matters. Keep the braai and chimney well clear of roof timbers, eaves and ceiling boards, and lay a non-combustible hearth in front where coals and sparks fall.
A roofed patio or solid pergola may need building plans approved by the City of Tshwane, and estates usually need HOA approval for outdoor structures, so check early. Gas braais must be installed by an SAQCC Gas registered installer, and outdoor plugs and lighting by a registered electrician who issues a Certificate of Compliance. Lapas often involve thatch work, so mention it in your enquiry and the contractor will say what they can handle.
Renovating to sell versus renovating to stay
If you plan to sell soon, focus on repairs, neutral paint, tidy bathrooms and kitchens, and fixing anything a buyer's inspection might flag. Large personal changes rarely pay back in a short time.
If you are staying, plan around how you live: where the family gathers, where you work from home and how you use the garden in summer. Spend more on the rooms you use every day.
Estate, HOA and City of Tshwane approvals
Many homes in Pretoria East are in estates and complexes with architectural guidelines. Changes to exterior walls, roofs, windows, colours or boundary walls usually need HOA or body corporate approval before work starts.
Structural alterations, additions and some renovations may need building plans approved by the City of Tshwane under SANS 10400. Getting this clarified at the start avoids delays and problems when you later sell the house.
Staged renovations and how to brief a contractor
Spreading a renovation over stages can make the budget easier to manage. Generally, deal with roof leaks, damp and structural cracks first, then plumbing and electrical upgrades by the right specialists, and leave finishes such as paint and flooring for last so they are not damaged by later work.
A clear brief gives you comparable, accurate quotes. Describe the scope room by room, attach any drawings or plans, add inspiration photos, and say when you would like work to start and whether the house will be occupied.
- Scope: what changes in each room
- Drawings or existing plans, if available
- Inspiration photos for finishes
- Preferred timing and any fixed dates
- Estate or complex rules that apply
Home Renovations: common questions
Who arranges the engineer and the building plans?
Arrangements vary from project to project. Some homeowners appoint a draughtsperson or architect and an engineer directly, while some contractors can recommend people they work with, so ask the contractor how they prefer to handle it.
How do I find out if a wall is load-bearing?
Walls that support roof trusses, a concrete slab or an upper floor are usually load-bearing, as are most outside walls. Your original house plans help, but an engineer should confirm before any wall is removed.
Can we live in the house during a renovation?
Often yes, especially when the work is done in stages. Dust, noise and limited access to some rooms are part of it, so discuss with the contractor which areas will be closed off and when.
What usually causes a renovation to go over budget?
Hidden problems behind walls and under floors, such as old pipes or damp, are common causes. Changes to the scope after work has started are another, so finalise decisions before the job begins.
Is it worth getting quotes for the whole project at once?
Quoting the full scope helps the contractor plan the order of work and spot items that affect each other. You can still choose to go ahead in stages once you have the overall picture.
Areas
Enquiries for home renovations are referred across Pretoria East and Centurion, including: