Dealing with Construction Permits in
Zimbabwe
Listed below is detailed summary of the procedures, time and costs to build a warehouse —including obtaining necessary licenses and permits, completing required notifications and inspections and obtaining utility connections.
The information appearing on this page was collected as part of the Doing Business project, which measures and compares regulations relevant to the life cycle of a small- to medium-sized domestic business in 183 economies. The most recent round of data collection for the project was completed in June 2011.
-
Building a warehouse
-
Estimated Warehouse Value:
USD 1,359,072
- City: Harare
| No. |
Procedure |
Time to Complete |
Associated Costs |
| 1 |
Request and obtain approval from the inspector of factories
Before an application for approval of building plans can be submitted to the local authority, approval must first be obtained from the Inspector of Factories. This is a separate application and carries its own application fee, established by the Inspector. The approval period is not less than 30 days. The cost is 1% of the project value.
Agency: Inspector of Factories
|
30 days
|
USD 12,870
|
| 2 |
Request and obtain building plan approval by the Harare City Council
BuildCo needs to submit the following three documents at the same time: the building permit application, the application for the factories inspection and IF NEEDED (not in our case): the TPD-1 form for the planning permit
the architects' and structural engineers' drawings and certificates to the relevant local authority for approvals, under the Regional, Town, and Country Planning Act and the model building bylaws. The application must be accompanied by a completed set of plans for the structure, prepared by a qualified draftsman or architect.
The application is circulated for approval to all departments, including the Department of Works, Highways and Works, Chemical Laboratory and Trade Waste, City Planning, Water and Sewerage, Land Survey, Traffic Engineering, Valuation and Estates, Department of Health, Department of Fire, Department of Housing and Community Services, and Zimbabwe Electricity Supply Authority (ZESA), and so forth.
Each agency contacts the applicant directly for clarification or rectification, if required. Once all agencies have accepted the plans, the Chief Building Inspector makes a final assessment and issues an approval of building plans to the applicant. The form contains a commencement of work notice that must be submitted by the applicant once the footings are ready for inspection. Subsequently, all phases of the construction must be approved by the Building Inspectorate.
Procedural and approval costs are either 1% or 1.75% of the construction cost, but this varies from one authority to another. The time required for the entire procedure depends on the local authority; in Harare, it is usually not less than 6 months and can be up to a year.
Because the approval cost is based on a percentage of the total construction cost, a certain amount is paid based on the estimated cost. However, the local authority may ask for the difference between the estimate and the actual cost at the end of the project (a common requirement). This causes problems, particularly in an inflationary environment. Pre-contract inflation is currently assessed to be about 75% per month. Post-contract-award inflation is assessed at about 45% per month. Inflationary pressures on the construction project can be limited through the pre-purchase of construction materials. The cost to completion depends on whether the developer is prepared to fund the pre-purchase option. Borrowing money is expensive, with bank overdraft rates currently running at about 700%. In addition, many developers close an insurance bond with the building contractor on the value of the construction materials.
Agency: Harare City Council
|
365 days
|
USD 12,870
|
| 3 |
Request and receive inspection from building inspectorate of completion of foundation by independent structural engineer
Delays frequently occur because the City of Harare inspectors cannot get transportation to inspect a site. Even if offered a lift to the site by the contractor or consultant, the inspectors are not allowed to accept it because they are not insured for travel provided by a third party.
Theoretically, inspections are conducted once a month. A final inspection will occur only if specifically requested (but is required for obtaining the occupancy permit). Theoretically, the builder must stop construction until the inspection is conducted, but doing so is impractical. (In addition, inflation further increases the cost of delays.) The City of Harare inspectors generally allow a structural engineer to cover the inspections of foundations. In practice, since 2007 due to lack of fuel and means of transportation inspections are no longer conducted. Companies use their own engineers for inspections during construction.
Agency: Building Inspectorate
|
30 days
|
no charge
|
| 4 |
Inform the building inspectorate of the completion of drainage installation
The officially required inspection almost never happens unless the fuel is provide for transportation.
Agency: Building Inspectorate
|
1 day
|
no charge
|
| 5 |
Inform and receive inspection from the building inspectorate upon completion of structure
As of 2007, inspections are undertaken by the Chief Building Inspector and a deputy inspector. This change, implemented after allegations that the lower officers were requesting facilitation payments, has caused the time require for this inspection to increase.
Agency: Building Inspectorate
|
14 days
|
no charge
|
| 6 |
Request and receive inspection by the building inspectors upon completion of construction
Inspectors will visit the site only if there is fuel for vehicles, or the applicant provides transportation. Once the inspection has taken place, a protocol is written, which generally takes 30 days.
Agency: Building inspectorate
|
30 days
|
no charge
|
| * 7 |
Request water and sewage connection from Zimbabwe National Water Authority (ZINWA) and connect to its networks
As of February 1, 2009 the provision of water supplies reverts back from ZINWA to purview of local municipalities.
In 2007, municipal water supplies have been taken over by a new authority, the Zimbabwe National Water Authority (ZINWA). Obtaining a new connection now requires proof of ownership of the stand and account clearance on any other water billing and is undertaken by the developer (in this case BuildCo) or its agents.
Separate applications are made by the construction company for water and sewerage connections. There may be an additional charge for this determined by the local authority.
BuildCo completes and lodges an application for a “new water connection and supply” form, available at the Water and Sewerage Branch of ZINWA. In addition to the form, BuildCo must provide the following:
- A letter of commitment addressed to the Director of Works stating BuildCo’s intention to proceed with a connection.
- A statement of the quality of water required, to determine the appropriate pipe size and meter needed.
The branch will issue the applicant a T.W. number and notate the application form. A receipt for the application specifying the fees to be paid is issued. Fees come in two parts, a supply deposit and a connection fee, and would be USD 626.
The applicant must take the notated application form and the receipt to the City Treasury Office, pay the required fees, and have the branch receipt machine-endorsed with the payment.
The cost depends on the type of water supply required. The applicant must purchase the water meter; ZINWA are no longer able to supply water meters. Application, connection fee, and account deposit amount to USD 1,764 for a 25-milimeter connection. There is no charge for the application, but there is an upfront charge before the connection is made. It is difficult to provide a precise cost because costs fluctuate so rapidly.
The embossed receipt and the application form are returned to the branch, which requests that a job number be issued by the Costing Office. The branch then issues a Location Advice internally for the work to be undertaken. The applicant is required to complete an Installation of Water Service form indicating the site of the connection.
Where fire hose reels on site are required (a requirement under the building bylaws for any industrial/warehouse building exceeding 400 sq. m. in floor area), a 2-inch (50mm) water meter is required.
Agency: Zimbabwe Electricity Supply Authority (ZESA)
|
1 day
|
USD 2,390
|
| * 8 |
Request telephone connection
The applicant needs to submit to Tel One a form, Application for telephone service, form and complete a Telephone Directory Entry application. Connection to the facilities will be made after the payment of a refundable deposit. Obtaining an additional phone line can be a very lengthy process. Until recently, only analog networks existed (a few fiber optic lines have been laid but are not the rule), so expansion of the network was difficult.
The company may also be charged for the installation equipment. In practice, most people use cellular phones now.
Agency: TelOne
|
1 day
|
USD 180
|
| * 9 |
Receive inspection and connection by telecommunications provider
Agency: TelOne
|
75 days
|
no charge
|
| 10 |
Request occupancy certificate
An occupation certificate is issued by the local authority once the project is complete and inspected by the Fire Department and the Building Inspector.
Agency: Local Authority
|
1 day
|
no charge
|
| 11 |
Request and receive inspection from the local Fire Department on fire equipment installation for occupancy certificate
Approval by the Fire Department is required to obtain an occupancy permit. Inspections are made by appointment only. Usually, at least a week’s notice is required. The same issues as with other inspections apply (no transportation, long delay). Therefore, in practice, the architect or draftsman picks up the inspector and brings the inspector to the site. Otherwise, it might take weeks before the inspector visits the site. The typical wait is a week.
Agency: Fire Department and Building Inspectorate
|
7 days
|
no charge
|
| 12 |
Obtain occupancy certificate
An occupation certificate is issued by the local authority once the project is complete and inspected by the Fire Department and the Building Inspector.
Agency: Local Authority
|
88 days
|
no charge
|
* Takes place simultaneously with another procedure.