BUILDING CALCULATOR 1 - Guideline for the online building calculator Copyright Santam Ltd. 2010 Santam is an authorised financial services ...
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1 BUILDING CALCULATOR Guideline for the online building calculator Copyright © Santam Ltd. 2010 Santam is an authorised financial services provider (licence number 3416).
TECHNICAL MANUAL
Contents Page
1. Disclaimer 1
2. Professional valuation and quantity surveyor services 1
3. Residential: buildings, improvements, walls and fencing 1-4
3.1 Buildings
3.1.1 House
- RDP house 1
- Economic house 1
- Standard house 1
- Middle-class house 2
- Luxury house 2
- Exclusive house 2
- Exceptional house 2
3.1.2 Granny flat 2
3.1.3 Log or timber house
- Standard log or timber house 3
- Luxury log or timber house 3
3.1.4 Rondawel
- Economic rondawel 3
- Standard rondawel 3
- Luxury rondawel 3
3.1.5 Garage
- Garage (standard or luxury) 3
3.1.6 Staff accommodation
- Staff accommodation (standard or luxury) 3
3.2 Improvements
3.2.1 Carport 4
3.2.2 Lapa or covered entertainment area 4
3.2.3 Swimming pool 4
3.2.4 Tennis court 4
3.2.5 Water tank 4
3.2.6 Other improvements 4
3.3 Walls and fencing 4
4. Commercial: buildings, improvements, walls and fencing 5-9
4.1. Buildings
4.1.1 Sectional title low-rise residential
- Standard sectional title low-rise residential 5
- Middle-class sectional title low-rise residential 5
- Luxury sectional title low-rise residential 5
4.1.2 Sectional title low-rise office or retail
- Standard sectional title low-rise office or retail 6
- Middle-class sectional title low-rise office or retail 6
- Luxury sectional title low-rise office or retail 6
4.1.3 Crèche, daycare or pre-school
- Standard crèche, daycare or pre-school 7
- Luxury crèche, daycare or pre-school 7
4.1.4 Bed and breakfast, backpackers or guest house
- Standard bed and breakfast, backpackers or guest house 7
- Luxury bed and breakfast, backpackers or guest house 7
4.1.5 Store or warehouse
- Industrial store or warehouse 8
4.1.6 Garage
- Garage (standard or luxury) 8TABLE OF CONTENT
4.1.7 Staff accommodation
- Staff accommodation (standard or luxury) 8
4.2 Improvements
4.2.1 Carport 8
4.2.2 Water tank 8
4.2.3 Lapa or covered entertainment area 8
4.2.4 Swimming pool 8
4.2.5 Tennis court 9
4.2.6 Other improvements 9
4.3 Walls and fencing
4.3.1 Wall, fence, electric gate or retaining wall 9
5. Agriculture: buildings, improvements, walls and fencing 10-14
5.1 Buildings
5.1.1 Farm schools
- Economic farm school 10
- Standard farm school 10
5.1.2 Farm stall or tuck shop
- Standard farm stall or tuck shop 10
- Luxury farm stall or tuck shop 10
5.1.3 Store or warehouse
- Farm shed or store 11
- Industrial store or warehouse 11
5.1.4 Crop protection
- Agricultural tunnel 11
- Agricultural protective shade netting 11
5.1.5 Farming
- Standard pigsty 11
- Sophisticated pigsty 11
- Standard horse stable 11
- Sophisticated horse stable 12
- Dairy parlour 12
- Laying hen house 12
- Broiler house 12
5.1.6 Garage
- Garage (standard or luxury) 12
5.1.7 Staff accommodation
- Staff accommodation (standard or luxury) 12
5.2 Improvements
5.2.1 Carport 13
5.2.2 Fuel tank 13
5.2.3 Silo 13
5.2.4 Water tank 13
5.2.5 Corrugated steel dam 13
5.2.6 Concrete reservoir dam 13
5.2.7 Other improvements 13
5.3 Walls and fencing
5.3.1 Wall, fence, electric gate or retaining wall 14
6. Rates and calculation of buildings and improvements 14
• Section A: Buildings 14
• Section B: Improvements 18
• Section C: Walls and fencing 20
• Section D: Total 21
7. Factors influencing building costs 211
1. DISCLAIMER
The calculations provided by these calculators are based on the information provided by you and is only
an estimation of the value of the asset. You should not accept the calculations to be the actual value
thereof. Although Santam has made every effort to ensure the accuracy of these calculators, Santam
does not guarantee, either expressed or implied, the accuracy and completeness of these calculators.
Santam does not accept any liability for loss or damage of whatsoever nature which may be attributable
to the reliance on and use of these calculators.
Although the calculators will remain valid for a period of 12 months (from 1 July 2014 until
30 June 2015) we may however make changes to the Building Calculator without any notice of
such changes. Calculations must therefore be regularly renewed to remain active.
2. P
ROFESSIONAL VALUATION AND
QUANTITY SURVEYOR SERVICES
For any enquiries regarding this calculator, rates and valuations please e-mail: myrisk@santam.co.za
For professional valuation services contact any of the following service providers for a complete
risk assessment:
• Abalaing Valuers (Tel: +27 86 111 1758)
• NID (Tel: +27 51 411 6363)
• Mirfin Valuation Services (Tel: +27 86 164 7346)
• Qantam (Tel: +27 861 726 7475)
Although the calculators will remain valid for a period of 12 months (from 1 July 2014 until
30 June 2015) we may however make changes to the Building Calculator without any notice of
such changes. Calculations must therefore be regularly renewed to remain active.
3. RESIDENTIAL: BUILDINGS,
IMPROVEMENTS, WALLS AND FENCING
3.1 BUILDINGS
TYPE STRUCTURE DESCRIPTION SIZE AND DESIGN FINISHES
3.1.1 HOUSE
RDP HOUSE • Often part of a large housing • Typically do not exceed • External walls are
development scheme 40 m² on plan generally not plastered
• Occupants receive • External walls are • Do not always have internal
government subsidies approximately 150 mm ceilings, floor covering or
thick bathrooms
• Contains two to three
rooms
ECONOMIC HOUSE • “Beginner’s houses” or • Typically do not exceed • Contains the barest of
entry-level houses 100 m² on plan essential finishes
• Contains one bathroom
STANDARD HOUSE • Normally found in suburban • Integrated garage Contains standard finishes:
areas • Multiple bedrooms and • White glazed tiling
bathrooms • White bathroom fittings
• Basic kitchen cupboards
• External walls are
plastered and painted
Copyright © Santam Ltd. 20132
MIDDLE-CLASS HOUSE • Normally found in suburban • Integrated garage Contains middle-of-the-range
areas • Multiple bedrooms and finishes:
bathrooms • Carpets
• Entertainment area • Tiles
• Bathrooms
• Kitchen cupboards
• Fittings
• External walls may be
face brick
LUXURY HOUSE • Normally found in suburban • Aesthetic shaped plans Contains top-of-the-range
areas and elevations local materials:
• Architectural features • Carpets
• Double volume areas • Tiles
• Integrated garage • Roof covering
• May include open veranda • Luxury bathroom
or balcony on roof • Luxury kitchen cupboards
• Multiple bedrooms and and fittings
bathrooms • Underfloor heating
• Reception and • Security installations
entertainment area
• Acoustic ceilings
• Roof lights
EXCLUSIVE HOUSE • Normally found in suburban • Aesthetic shaped plans Exclusive finishes and fittings
areas and elevations throughout:
• Architectural features • May be local or imported
• Double volume areas • Exclusive attention to detail
• Integrated garage • Moulded skirtings, cornices
• May include open veranda and dados
or balcony on roof • Comprehensive lighting
• Multiple bedrooms and • Exclusive tiling patterns
bathrooms and borders
• Multiple reception and • Underfloor heating
entertainment area • Advanced security
installations
• CCTV cameras
• Special installations such
as air-conditioning
EXCEPTIONAL HOUSE • Houses in this category are • Exceptional size, finishes Contains special finishes:
extremely expensive and appearance in all • May be local or imported
• Exceptional houses are in the respects
• Exclusive attention to detail
super-luxury category • Abnormal heights, shaped
plan or elevation • Moulded skirtings, cornices
and dados
NOTE: • Comprehensive lighting
Valuation requests of exceptional • Exclusive tiling patterns
houses should instead be and borders
referred to a registered quantity
surveyor • Underfloor heating
• Advanced security
installations
• CCTV cameras
• Special installations such
as lifts and air-conditioning
3.1.2 GRANNY FLAT
GRANNY FLAT • Normally found in suburban • Typically smaller than the • Usually constructed to the
areas main house same finishes as the main
• Structures adjacent to house
dwellings
• Loose or attached
Copyright © Santam Ltd. 20133
3.1.3 LOG OR TIMBER HOUSE
STANDARD LOG OR TIMBER • Normally found in suburban • Patented design Contains standard finishes:
HOUSE areas • Visibly of high aesthetic • White glazed tiling and
• Manufactured from wood value bathroom fittings
• Made from round logs, flat • Integrated garage • Basic kitchen cupboards
planks or a combination
thereof
LUXURY LOG OR TIMBER • Normally found in suburban • Patented design Contains local top-of-the-
HOUSE areas • Visibly of high aesthetic range finishes:
• Manufactured from wood value • Carpets
• Made of round logs, flat • Double volume areas • Tiles
planks or a combination • General aesthetic shaped • Roof covering
thereof plan and elevations • Luxury bathrooms
• Architectural features • Luxury kitchen cupboards
• Integrated garage • Luxury fittings
• Underfloor heating
• Security installations
• Acoustic ceilings
• Roof lights
3.1.4 RONDAWEL
ECONOMIC RONDAWEL • Normally found in suburban • Typically do not exceed • Contains the barest of
areas 100 m² on plan essential finishes
• ‘“Beginner’s houses” or entry • Contains one bathroom
level houses
• Can be measured according
to the average length and
width
STANDARD RONDAWEL • Normally found in suburban • Integrated garage Contains standard finishes:
areas • Multiple bedrooms and • White glazed tiling
• Can be measured according bathrooms • White bathroom fittings
to the average length and
width • Basic kitchen cupboards
LUXURY RONDAWEL • Normally found in suburban • Special architectural Contains local top-of-the-
areas design features range finishes:
• Can be measured according • Aesthetic shaped plans • Carpets
to the average length and and elevations • Tiles
width • Architectural features • Roof covering
• Double volume areas • Luxury bathrooms
• Integrated garage • Luxury fittings
• May include open veranda • Luxury kitchen cupboards
or balcony on roof
• Underfloor heating
• Multiple bedrooms and
bathrooms • Security installations
• Reception and • Acoustic ceilings
entertainment area • Roof lights
3.1.5 GARAGE
GARAGE • Normally found in suburban • Typically smaller than the • Usually constructed to a
(STANDARD OR LUXURY) areas main building similar standard as the
• Structures adjacent to main building
dwellings
• Loose or attached
3.1.6 STAFF ACCOMMODATION
STAFF ACCOMMODATION • Normally found in suburban • Typically smaller than the • Usually constructed to a
(STANDARD OR LUXURY) areas main building similar standard as the
• Structures adjacent to main building
dwellings
• Loose or attached
Copyright © Santam Ltd. 20134
3.2 IMPROVEMENTS
TYPE STRUCTURE DESCRIPTION SIZE AND DESIGN FINISHES
3.2.1 CARPORT
• Roofed or shaded parking • Generally about 16 m² • This does not include
structures according to the m² the paving which can be
measurement of the carport calculated separately
3.2.2 LAPA OR COVERED ENTERTAINMENT AREA
• Structures adjacent to • Typically smaller than the • Paving of concrete, brick or
dwellings main house interlocking blocks
• Loose or attached • Brickwork braais and
• Available in a choice of open chimneys
sides or brickwork on two • Sundry concrete slab
sides (other sides open) serving areas
• Concrete floor
3.2.3 SWIMMING POOL
• Different pool size options are • Up to 100 kl • This does not include
available the paving which can be
• Can be measured according calculated separately
to the average length, depth
and width of the pool
3.2.4 TENNIS COURT
• Standard open tennis court • Patented design • Fence
with or without floodlights • Concrete floor
3.2.5 WATER TANK
• Various water tank size • Up to 10 kl • Includes the stands
options are available
• Can be measured according to
the average length, depth and
width of the tank
3.2.6 OTHER IMPROVEMENTS
• Paving of concrete, tar, brick • Veranda or wooden deck • Veranda contains brick,
or interlocking blocks may be raised more than concrete and tiles
• Raised open veranda or a meter
wooden deck including
balustrades
• Lightning conductor
3.3 WALLS AND FENCING
TYPE STRUCTURE DESCRIPTION SIZE AND DESIGN FINISHES
3.3.1 WALLS AND FENCING
• Pre-cast concrete wall • Available with a selection • Height selections of 1.8 m • Additional option provides
• Brick wall of different types as well or 2.5 m for added cost of razor
as electric driveway gates, • Brick wall thickness of wiring or steel spikes above
• Steel palisade fence retaining walls and boundary wall or palisade fencing,
110 mm or 220 mm
• Brick wall with steel palisade walls and fences and electronic security
fence sections installation above boundary
• Steel spikes or razor wire wall or fencing including
above wall central control
• Electronic security installation
above wall
• Retaining wall
Copyright © Santam Ltd. 20135
4. COMMERCIAL: BUILDINGS,
IMPROVEMENTS, WALLS AND FENCING
4.1 BUILDINGS
TYPE STRUCTURE DESCRIPTION SIZE AND DESIGN FINISHES
4.1.1 SECTIONAL TITLE LOW-RISE RESIDENTIAL
STANDARD SECTIONAL TITLE • Normally found in suburban The complex is: Contain standard finishes:
LOW-RISE RESIDENTIAL areas • Not more than three • White glazed tiling
• A building or complex storeys high • White bathroom fittings
• Units of property • No basement or • Basic kitchen cupboards
(apartments or houses) are multi- level parking
owned by individuals • Not equipped with lift
• Common parts of the • Not equipped with air-
property (the grounds and conditioning
building structure) are jointly
owned by the unit owners
MIDDLE-CLASS SECTIONAL • Normally found in suburban The complex is: Contains middle-of-the-range
TITLE LOW- RISE areas • Not more than three finishes:
RESIDENTIAL • A building or complex storeys high • Carpets
• Units of property • No basement or multi- • Tiles
(apartments or houses) are level parking • Bathrooms
owned by individuals
• Kitchen cupboards and
• Common parts of the fittings
property (the grounds and
building structure) are jointly • Not equipped with lift
owned by the unit owners • Not equipped with air-
conditioning
LUXURY SECTIONAL TITLE • Normally found in suburban The complex is: Contain top-of-the-range local
LOW-RISE RESIDENTIAL areas • Not more than three finishes:
• A building or complex storeys high • Carpets
• Units of property • No basement or multi- • Tiles
(apartments or houses) are level parking • Roof covering
owned by individuals
• Bathroom fittings
• Common parts of the Properties include:
property (the grounds and • Kitchen cupboards and
building structure) are jointly • Aesthetic shaped plans fittings
owned by the unit owners and elevations • Underfloor heating
• Architectural features • Security installations
• Double volume areas • Air-conditioning
• Open verandas on roofs • Not equipped with lift
• Open balconies
• Roof lights
• Acoustic ceilings
Copyright © Santam Ltd. 20136
4.1.2 SECTIONAL TITLE LOW-RISE OFFICE OR RETAIL
STANDARD SECTIONAL • Normally found in suburban The complex is: Contains middle-of-the-range
TITLE LOW-RISE areas • Not more than three finishes:
OFFICE OR RETAIL • Constructed and finished as storeys high • Carpets
a middle-class residential • No basement or multi- • Floor tiles
house level parking • Ceilings
• Can be an existing or
renovated house • Wall finishes or dry wall
partitioning
• Can be a building that has
been designed to be a small • Fittings
business • Not equipped with lift
• Not equipped with air-
Could be used as a: conditioning
• Café
• Lawyer’s office
• Art gallery
• Retail
• Veterinarian
• Medical or dental office
MIDDLE-CLASS SECTIONAL • Normally found in suburban The complex is: Contains middle-of-the-range
TITLE LOW- RISE OFFICE OR areas • Not more than three finishes:
RETAIL • Constructed and finished as storeys high • Carpets
a middle-class residential • No basement or multi- • Floor tiles
house level parking • Ceilings
• Can be an existing or
renovated house • Wall finishes or dry wall
partitioning
• Can be a building that has
been designed to be a small • Fittings
business • Not equipped with lift
• Not equipped with air-
Could be used as a: conditioning
• Café
• Lawyer’s office
• Art gallery
• Retail
• Veterinarian practice
• Medical or dental office
LUXURY SECTIONAL • Normally found in suburban The complex is: • Finishes are up to the
TITLE LOW-RISE areas • Not more than three standard categorised by
OFFICE OR RETAIL • Constructed and finished as storeys high SAPOA as grade A offices
a luxury residential house • No basement or multi- • High quality, modern
• Can be an existing or level parking finishes
renovated house • Air-conditioning
• Can be a building that has • Good quality lobby finishes
been designed to be a small • Not equipped with lift
business
Could be used as a:
• Café
• Lawyer’s office
• Art gallery
• Retail
• Veterinarian practice
• Medical or dental office
Copyright © Santam Ltd. 20137
4.1.3 CRÈCHE, DAYCARE OR PRE-SCHOOL
STANDARD CRÈCHE, • Normally found in suburban • Not more than three Contains middle-of-the-range
DAYCARE OR PRE-SCHOOL areas storeys high finishes:
• Constructed and finished as • No basement or multi-level • Carpets
a middle-class residential parking • Tiles
house
• Bathrooms
• Can be an existing or
renovated house • Kitchen cupboards
• Can be a building that has • Fittings
been designed as a pre-
school facility
LUXURY CRÈCHE, DAY- • Normally found in suburban • Aesthetic shaped plans and Contains top-of-the-range
CARE OR PRE-SCHOOL areas elevations local finishes:
• Constructed and finished as • Architectural features • Carpets
a luxury residential house • Double volume areas • Tiles
• Can be an existing or • Open verandas on roofs • Roof covering
renovated house
• Open balconies • Luxury bathroom fittings
• Can be a building that has
been designed as a pre- • Acoustic ceilings • Luxury kitchen cupboards
school facility • Not more than three • Fittings
storeys high • Roof lights
• No basement or multi-level • Underfloor heating
parking
• Security installations
4.1.4 BED AND BREAKFAST, BACKPACKERS OR GUEST HOUSE
STANDARD BED AND • Normally found in suburban • Not more than three Contains of middle-of-the-
BREAKFAST, areas storeys high range priced:
BACKPACKERS OR GUEST • Constructed and finished as • No basement or multi-level • Carpets
HOUSE a middle-class residential parking • Tiles
house
• Bathrooms and kitchen
• Can be an existing or
renovated house • Cupboards and fittings
• Can be a building that has
been designed to provide
overnight accommodation
• Guests would have
communal areas for their
exclusive use
• Is a commercial enterprise
and so the owner/manager
may live on the property
LUXURY BED AND • Normally found in suburban • Aesthetic shaped plans and Contains top-of-the-range
BREAKFAST, areas elevations local finishes:
BACKPACKERS OR GUEST • Constructed and finished as • Architectural features • Carpets
HOUSE a luxury residential house • Double volume areas • Tiles
• Can be an existing or • Open verandas on roofs • Roof covering
renovated house
• Open balconies • Finishes of local materials
• Can be a building that has
been designed to provide • Open roof lights • Luxury bathroom fittings
overnight accommodation • Acoustic ceilings • Luxury kitchen cupboards
• Guests would have • Not more than three • Fittings
communal areas for their storeys high • Underfloor heating
exclusive use • No basement or multi-level • Security installations
• Is a commercial enterprise parking
and so the owner/manager
may live on the property
Copyright © Santam Ltd. 20138
4.1.5 STORE OR WAREHOUSE
INDUSTRIAL STORE • Normally found in industrial • Generally does not exceed • Sophisticated stores
OR WAREHOUSE or agricultural areas 2000 m² includes advanced features
• Architect/engineer • A small office area such as air-conditioning
designed industrial store or • Change facilities within the
warehouse structure
• Typical with a steel frame
• Corrugated steel cladding
or brickwork
• Roof sheeting
• Could be sill height
4.1.6 GARAGE
GARAGE • Structures adjacent to • Typically smaller than the • Usually constructed to a
(STANDARD OR LUXURY) dwellings main building similar standard as the
• Loose or attached main building
4.1.7 STAFF ACCOMMODATION
STAFF ACCOMMODATION • Structures adjacent to • Typically smaller than the • Usually constructed to a
(STANDARD OR LUXURY) dwellings main building similar standard as the
• Loose or attached main building
4.2 IMPROVEMENTS
TYPE STRUCTURE DESCRIPTION SIZE AND DESIGN FINISHES
4.2.1 CARPORT
• Roofed or shaded parking • Generally about 16 m² • This does not include
structures according to the the paving which can be
m² measurement of the calculated separately
carport
4.2.2 WATER TANK
• Various water tank size • Up to 10 kl • Includes the stands
options are available
• Can be measured according
to the average length, depth
and width of the tank
4.2.3 LAPA OR COVERED ENTERTAINMENT AREA
• Structures adjacent to • Typically smaller than the • Paving of concrete, brick or
dwellings main house interlocking blocks
• Loose or attached • Brickwork braais and
• Available in a choice of open chimneys
sides or brickwork on two • Sundry concrete slab
sides (other sides open) serving areas
• Concrete floor
4.2.4 SWIMMING POOL
• Different pool size options • Up to 100 kl • This does not include
are available the paving which can be
• Can be measured according calculated separately
to the average length, depth
and width of the pool
Copyright © Santam Ltd. 20139
4.2.5 TENNIS COURT
Standard open tennis court with • Patented design • Fence
or without floodlights • Concrete floor
• Concrete floor
• Fence
• Flood lights an added option
4.2.6 OTHER IMPROVEMENTS
• Paving of concrete, tar, brick • Veranda or wooden deck • Veranda contains brick,
or interlocking blocks may be raised more than concrete and tiles
• Hard surfacing floated a meter
concrete bed
• Hard surfacing floated
elevated concrete loading
platform
• Raised open veranda or
wooden deck including
balustrades
• Lightning conductor
4.3 WALLS AND FENCING
TYPE STRUCTURE DESCRIPTION SIZE AND DESIGN FINISHES
4.3.1 WALL, FENCE, ELECTRIC GATE OR RETAINING WALL
• Pre-cast concrete wall • Available with a selection • Height selections of 1.8 m • Additional option provides
• Brick wall of different types as well or 2.5 m for added cost of razor
as electric driveway gates, • Brick wall thickness of wiring or steel spikes
• Steel palisade fence retaining walls and boundary above wall or palisade
110 mm or 220 mm
• Brick wall with steel palisade walls and fences fencing, and electronic
fence sections security installation above
• Steel spikes or razor wire boundary wall or fencing
above wall including central control
• Electronic security installation
above wall
• Retaining wall
Copyright © Santam Ltd. 201310
5. AGRICULTURE: BUILDINGS,
IMPROVEMENTS, WALLS AND FENCING
5.1 BUILDINGS
5.1.1 FARM SCHOOLS
ECONOMIC FARM SCHOOL • Normally found in • Typically does not exceed • Contains the barest of
agricultural areas 100 m2 essential finishes
• Constructed and finished as
economic houses
• Can be an existing or
renovated house
• Can be a building that has
been designed to provide
basic education
STANDARD FARM SCHOOL • Normally found in • Typically does not exceed Contains standard finishes:
agricultural areas 100 m2 • White glazed tiling
• Constructed and finished as • White bathroom fittings
luxury houses
• Can be an existing or
renovated house
• Can be a building that has
been designed to provide
basic education
5.1.2 FARM STALL OR TUCK SHOP
STANDARD FARM STALL OR • Normally found in • Integrated garage Contains middle-of-the-range
TUCK SHOP agricultural areas • Multiple bedrooms and finishes:
• Constructed and finished bathrooms • Floor
similar to middle-class • Entertainment area • Wall tiles
houses
• Fittings
• Can be an existing or
renovated house • Ceilings
• Can be a building that has • Doors
been designed to provide • Windows
basic education • May have a few console air-
conditioning units
LUXURY FARM STALL OR • Normally found in • Aesthetic shaped plans Contains top-of-the-range
TUCK SHOP agricultural areas and elevations local materials:
• Constructed and finished • Architectural features • Carpets
similar to luxury houses • Double volume areas • Tiles
• Can be an existing or • Integrated garage • Roof covering
renovated house
• May include open veranda • Finishes
• Can be a building that has or balcony on roof
been designed to provide • Luxury bathroom fittings
basic education • Multiple bedrooms and • Luxury kitchen cupboards
bathrooms and fittings
• Reception and • Underfloor heating
entertainment area
• Security installations
• Doors and windows include
glazed aluminium shop
fronts
• Equipped with air--
conditioning
Copyright © Santam Ltd. 201311
5.1.3 STORE OR WAREHOUSE
FARM SHED OR STORE • Normally found in industrial • Steel columns • Contains the barest of
or agricultural areas • Beams essential finishes
• Light duty structures • Girders
• Trusses
• Normal foundations
• Medium height
• Roofed and cladded with
profiled steel sheeting
• Outside walls may
comprise of 220 mm brick
or block walls. They may
also be constructed of
wood
INDUSTRIAL STORE OR • Normally found in industrial • Generally does not exceed • Sophisticated stores
WAREHOUSE or agricultural areas 2000 m² include advanced features
• Architect/engineer • A small office area such as air-conditioning
designed industrial store or • Change facilities within the
warehouse structure
• Typical with a steel frame
• Corrugated steel cladding
or brickwork
• Roof sheeting
• Could be sill height
5.1.4 CROP PROTECTION
AGRICULTURAL TUNNEL • Covered with polyethylene • Patented design • Freestanding or gutter-
or polycarbonate netting/ connected structures
sheets • Usually without heating or
electrical power
AGRICULTURAL PROTEC- • Protective shade • Patented design • Freestanding or gutter-
TIVE SHADE NETTING netting used to protect crops • Netting/sheets supported connected structures
from weather by vertical props
• They are often made
of polyethylene or
polycarbonate netting/
sheets
5.1.5 FARMING
STANDARD PIGSTY • Buildings are divided into • Unfinished brick or block • Contains the barest of
compartments with low walls essential finishes
height unfinished brick or • Screeded or unscreeded
block walls concrete surface beds
• Access to compartments • Profiled steel roof sheeting
are by means of low height on wooden supports
single steel gates
SOPHISTICATED PIGSTY • Sophisticated pigsties • Equipped with electricity • Floor drainage systems of
are comparable to low- • Equipped with running concrete channels
rise large farm sheds or water • Water flush systems
industrial stores
• Brick or block walls
• The internal layout is divided
into compartments by • Steel cladding
means of low height steel • Profiled steel roof sheeting
balustrades and single or on steel structures
double steel gates • Concrete floors
• Screeded floors to falls
Copyright © Santam Ltd. 201312
STANDARD HORSE STABLE • Constructed and finished • Floors are made of Contains:
similar to economic houses compacted soil • Finished or unfinished
• Equipped with electricity brick block walls
• Brick block walls • Wooden stable doors
• Covered by galvanised • Equipped with electricity
profiled steel roof sheeting
on wooden or steel trusses
etc.
SOPHISTICATED • Constructed and finished • Floors are made of Contains high standard
HORSE STABLE similar to luxury houses compacted soil finishes:
• They may include small • Equipped with electricity • Finished or unfinished
offices and ablutions • Brick block walls brick block walls
• Covered by galvanised • Wooden stable doors
profiled steel roof sheeting • Air-conditioning
on wooden or steel trusses • Sophisticated lighting
etc.
DAIRY PARLOUR • Light duty structures • Steel columns with beams, • Outside walls may
• Internal divisions are girders and trusses comprise of 220 mm brick
determined by the • Normal foundations or block walls
equipment used for milking • Medium height • Steel balustrades and
cows gates may also be
• Roofed and cladded with employed
profiled steel sheeting
LAYING HEN HOUSE • Laying hen houses typically • Generally roofs are of • Partly enclosed with steel
for free range chickens profiled sheeting on steel sheeting, wood panelling or
• Wooden or steel framework or wooden supports steel mesh
• Floors are made up of
compacted soil
BROILER HOUSE • Sophisticated structures • Steel columns with beams, • Equipped with
girders and trusses sophisticated lighting
• Constructed on normal • Equipped with electricity
foundations
• Medium height
• Cladded with profiled
sheeting
• Outside walls comprise
of 220 mm brick or block
walls and profiled steel
sheeting in combination
• Compacted soil floors
5.1.6 GARAGE
GARAGE • Structures adjacent to • Typically smaller than the • Usually constructed to a
(STANDARD OR LUXURY) dwellings main building similar standard as the
• Loose or attached main building
5.1.7 STAFF ACCOMMODATION
STAFF ACCOMMODATION • Structures adjacent to • Typically smaller than the • Usually constructed to a
(STANDARD OR LUXURY) dwellings main building similar standard as the
• Loose or attached main building
Copyright © Santam Ltd. 201313
5.2 IMPROVEMENTS
TYPE STRUCTURE DESCRIPTION SIZE AND DESIGN FINISHES
5.2.1 CARPORT
• Roofed or shaded parking • Generally about 16 m² • This does not include the
structures according to the paving which can be calcu-
m² measurement of the lated separately
carport
5.2.2 FUEL TANK
• Various fuel tank size options • Up to 15 kl • Includes the stands
are available including above
or below ground
• Can be measured according
to the average length, depth
and width of the tank
5.2.3 SILO
• Various silo size and • Up to 1000 m³ • Includes the stands
construction options • Can be constructed from
available steel or concrete
• Can be measured according
to the average length, depth
and width of the silo
5.2.4 WATER TANK
• Various water tank size • Up to 10 kl • Includes the stands
options are available
• Can be measured according
to the average length, depth
and width of the tank
5.2.5 CORRUGATED STEEL DAM
• Various dam size options are • Up to 200 kl • Includes the lining
available
• Can be measured according
to the average length, depth
and width of the dam
5.2.6 CONCRETE RESERVOIR DAM
• Various dam size options are • Up to 200 kl • Includes the lining
available
• Can be measured according
to the average length, depth
and width of the dam
5.2.7 OTHER IMPROVEMENTS
• Paving of concrete, tar, brick • Veranda or wooden deck • Veranda contains brick,
or interlocking blocks may be raised more than concrete and tiles
• Hard surfacing floated a meter
concrete bed
• Hard surfacing floated
elevated concrete loading
platform
• Raised open veranda or
wooden deck including
balustrades
• Lightning conductor
Copyright © Santam Ltd. 201314
5.3 WALLS AND FENCING
TYPE STRUCTURE DESCRIPTION SIZE AND DESIGN FINISHES
5.3.1 WALL, FENCE, ELECTRIC GATE OR RETAINING WALL
• Game farm fence (standard or • Available with a selection • Height selections of 1.8 m • Additional option provides
electrified) of different types including or 2.5 m for added cost of razor
• Farm internal fence (basic) fencing usually found in • Brick wall thickness of wiring or steel spikes
and around farms as well 110 mm or 220 mm above wall or palisade
• Pre-cast concrete wall as electric driveway gates, fencing, and electronic
• Brick wall retaining walls and boundary security installation above
• Steel palisade fence walls and fences boundary wall or fencing
including central control
• Brick wall with steel palisade
fence sections
• Steel spikes or razor wire
above wall
• Electronic security installation
above wall
• Retaining wall
6. RATES AND CALCULATION OF BUILDINGS
AND IMPROVEMENTS
When making a selection refer to the more comprehensive descriptions and illustrations of structures.
Adjust rates upwards where it is deemed to be necessary. All figures are exclusive of VAT which is added
at the end. The following are all the available buildings improvements and categories to determine the
replacement value.
Date:
Value:
Client:
Policy:
Address:
Section A: Buildings
RESIDENTIAL
HOUSE M² STANDARD IN-BETWEEN EXPENSIVE
RDP R1 800
Economic R3 950 R4 400 R4 850
Standard R 5 300 R5 600 R5 900
Middle-class R6 250 R7 150 R8 050
Luxury R9 000 R10 650 R12 300
Exclusive R14 000 R16 400 R18 800
Total: R
Copyright © Santam Ltd. 201315
LOG OR TIMBER HOUSE M² STANDARD IN-BETWEEN EXPENSIVE
Standard R 6 600 R 7 400 R 8 250
Luxury R 9 100 R 10 700 R 12 350
Total: R
RONDAWEL M² STANDARD IN-BETWEEN EXPENSIVE
Economic R 2 800 R 3 800 R 4 850
Standard R 5 900 R 6 750 R 7 650
Luxury R 8 550 R 10 350 R 12 150
Total: R
GRANNY FLAT M² STANDARD IN-BETWEEN EXPENSIVE
Economic R 3 950 R 4 400 R 4 850
Standard R 5 300 R 5 600 R 5 900
Middle-class R 6 250 R 7 150 R 8 050
Luxury R 9 000 R 10 650 R12 300
Exclusive R14 000 R16 400 R18 800
Standard log or timber house R 6 600 R 7 400 R 8 250
Luxury log or timber house R 9 100 R 10 700 R12 350
Total: R
GARAGE M² STANDARD
Standard R 3 850
Luxury R 5 800
Total: R
STAFF ACCOMMODATION M² STANDARD
Standard R 4 100
Luxury R 5 800
Total: R
SECTIONAL TITLE LOW-RISE RESIDENTIAL, OFFICE OR RETAIL
SECTIONAL TITLE LOW-RISE RESIDENTIAL M² STANDARD IN-BETWEEN EXPENSIVE
Standard R 5 300 R 5 600 R 5 900
Middle-class R 6 250 R 7 150 R 8 050
Luxury R 9 000 R 10 650 R 12 300
Total: R
Copyright © Santam Ltd. 201316
SECTIONAL TITLE LOW-RISE OFFICE OR RETAIL M² STANDARD IN-BETWEEN EXPENSIVE
Standard R 6 900 R 7 250 R 7 600
Middle-class R 8 000 R 8 650 R 9 300
Luxury R 10 000 R 11 300 R 12 650
Total: R
BED AND BREAKFAST, BACKPACKERS OR GUEST HOUSE
BED AND BREAKFAST, BACKPACKERS OR GUEST HOUSE M² STANDARD IN-BETWEEN EXPENSIVE
Standard R 6 900 R 7 900 R 8 950
Luxury R 10 000 R 11 300 R 12 650
Total: R
CRÈCHE, DAYCARE OR PRE-SCHOOL
CRÈCHE, DAYCARE OR PRE-SCHOOL M² STANDARD IN-BETWEEN EXPENSIVE
Standard R 6 900 R 7 900 R 8 950
Luxury R 10 000 R 11 300 R 12 650
Total: R
FARM SCHOOLS
FARM SCHOOLS M² STANDARD
Economic R 4 300
Standard R 5 350
Total: R
FARM STALL OR TUCK SHOP
FARM STALL OR TUCK SHOP M² STANDARD IN-BETWEEN EXPENSIVE
Standard R 6 900 R 7 900 R 8 950
Luxury R 10 000 R 11 300 R 12 650
Total: R
STORES AND WAREHOUSES
FARM SHED OR STORE M² STANDARD
Structure, roof and internal divisions complete R 1 300
Structure, roof, internal divisions and concrete floor complete R 1 700
Structure, roof, internal divisions and electrification complete R 1 730
Structure, roof, internal divisions, concrete floor and R 2 130
electrification complete
Walls of cladded sides on elevation only R 270
Walls of brick or block walls on elevation only R 370
Total: R
Copyright © Santam Ltd. 201317
INDUSTRIAL STORE OR WAREHOUSE M² STANDARD
Frame, cladded sides and roof R 4 300
Frame, brick/block walls and roof R 4 900
Total: R
FARM BUILDINGS
FARM BUILDINGS M² STANDARD IN-BETWEEN EXPENSIVE
Laying hen house R 2 550
Broiler house R 4 600
Dairy parlour R 4 300
Standard horse stable R 3 400
Sophisticated horse stable R 8 350
Standard pigsty R 1 900
Sophisticated pigsty R 4 050
Total: R
CROP PROTECTION
CROP PROTECTION M² / NO STANDARD
Agricultural protective shade netting R 40
Agricultural tunnels R 295
OTHER BUILDINGS
OTHER BUILDINGS M²/NO COST
R
R
R
R
Total: R
Sub-total section A: Total: R
Copyright © Santam Ltd. 201318
Section B: Improvements
IMPROVEMENTS
FUEL TANK NO STANDARD
Above ground up to 5 kl R 43 000
Above ground between 5 kl and 10 kl R 64 000
Above ground between 10 kl and 15 kl R 80 000
Below ground up to 5 kl R 43 000
Below ground between 5 kl and 10 kl R 64 000
Below ground between 10 kl and 15 kl R 80 000
Total:
WATER TANKS KL STANDARD
Up to 5 kl R 4 650
Between 5 kl and 10 kl R 4 000
Total: R
CORRUGATED STEEL DAM KL STANDARD
Up to 100 kl R 900
Between 100 kl and 200 kl R 650
Total: R
CONCRETE RESERVOIR DAM KL STANDARD
Up to 100 kl R 2 350
Between 100 kl and 200 kl R 1 700
Total: R
SILO M³ STANDARD
Concrete or brick up to 1000 m³ R 3 750
Steel silo up to 500 m³ R 4 300
Steel silo between 500m³ and 1000 m³ R 3 850
Total: R
CARPORT M² / NO STANDARD
Roofed bay per m² R 400
Shaded bay per m² R 260
Total: R
Copyright © Santam Ltd. 201319
SWIMMING POOL NO STANDARD
Up to 15 kl R 59 000
Between 15 kl and 50 kl R 82 000
Between 50 kl and 100 kl R 137 000
Total: R
TENNIS COURT NO STANDARD
Standard R 258 900
Floodlit R 337 100
Total: R
LAPA OR COVERED ENTERTAINMENT AREA M² STANDARD
Concrete floor with open sides R 3 200
Concrete floor with brick walls on two sides R 4 600
Total: R
OTHER IMPROVEMENTS M² / NO STANDARD
Hard surface floated concrete bed R 400
Hard surface elevated concrete platform R 2 050
Hard surface brick, concrete, interlocking blocks R 330
Raised open wooden deck with balustrading R 2 675
Raised open veranda with balustrades R 2 250
Lightning conductor R 21 200
Total: R
Sub-total section B: Total: R
Copyright © Santam Ltd. 201320
Section C: Walls and fencing
WALLS AND FENCING
WALL, FENCE, ELECTRIC GATE OR RETAINING WALL M² / NO STANDARD
Diamond mesh fence up to 1.8 m high R 170
Diamond mesh fence up to 2.5 m high R 240
Pre-cast wall up to 1.8 m high R 615
Pre-cast wall up to 2.5 m high R 775
110 mm brick wall up to 1.8 m high R 1 875
110 mm brick wall up to 2.5 m high R 2 275
220 mm brick wall up to 1.8 m high R 2 275
220 mm brick wall up to 2.5 m high R 2 800
Steel palisade fence up to 1.8 m high R 920
Steel palisade fence up to 2.5 m high R 1 150
220 mm brick wall with palisade sections up to 1.8 m high R 2 275
220 mm brick wall with palisade sections up to 2.5 m high R 2 800
Security spikes or razor wire above wall R 195
Electronic installation above wall R 165
Retaining wall up to 1.8 m high R 3 850
Retaining wall up to 2.5 m high R 4 700
Single driveway-electric gate R 25 000
Double driveway-electric gate R 30 000
Game farm fence up to 1.8 m R 170
Game farm fence up to 1.8 m electrified R 300
Game farm fence up to 2.5 m R 240
Game farm fence up to 2.5 m electrified R 350
Basic farm internal fence1.8 m R 100
Total: R
Sub-total section C: Total: R
Section D: Total
ADDED COSTS
STEEP SLOPE WITH FOUNDATION WALLS, TERRACES OR RETAINING WALLS ADD 5%
Sub-total section A R
Total: R
Copyright © Santam Ltd. 201321
PROFESSIONAL FEES, DEMOLITION, LOSS OF RENT (REFER TO YOUR SANTAM POLICY ADD 15%
WORDING AS SUCH COSTS ARE COVERED FOR RESIDENTIAL BUILDINGS)
Sub-total section A except residential buildings R
Sub-total section B R
Sub-total section C R
Total: R
Sub-total section D: Total: R
VAT
ADD 14%
Sub-total section A R
Sub-total section B R
Sub-total section C R
Sub-total section D R
Total: R
TOTAL
TOTAL REPLACEMENT COST ADD TOTALS
Total: R
For any values calculated over R10 million refer to page one for professional valuation and quantity surveyor
services.
7. FACTORS INFLUENCING
BUILDING COSTS
Cost factors
Five common factors have been identified that can potentially have a significant influence on rates
when estimating replacement cost of fixed property. The rates per square meter (m2) must be adjusted
upwards in individual instances, where it is evident that the factors (indicated below) may have an
abnormal influence on cost.
Topographical location
• High/stepped foundation walls due to steep slopes;
• Terraces, retaining walls;
• Lateral support requirements;
• Transportation costs of materials and labour.
Copyright © Santam Ltd. 201322
Ground conditions
• Special foundation requirements;
• Reinforced concrete foundations;
• Raft or waffle type foundations;
• Piling.
Design
• Abnormal shaped plan;
• Abnormal shaped elevations;
• Density with rooms/areas relatively small on plan;
• Type of structure
-- Concrete frame
-- Steel frame
-- Wooden frame
• Special architectural features;
• Specialised installations such as lifts and air-conditioning.
Special finishes (with special reference to bathrooms and kitchens)
• Imported materials;
• Sanitary ware;
• Kitchen cupboards and fittings;
• Windows and doors;
• Roof lights.
Abnormal heights
• Total height;
• Floor to ceiling height;
• Double volume areas.
Categories of standard, in-between or expensive
• elect the category available - standard, in-between or expensive - to further refine the appropriate
S
rate for the building. Use the cost factors provided with the descriptions and illustrations to
determine the appropriate building rate. Adjust the selection upwards if considered to be too low in
view of the unique finish or design.
Copyright © Santam Ltd. 201323
Multiple floors
• dd together the square meter (m²) area measurement of each floor to determine the total floor
A
area of the entire building. Buildings of more than three floors should not use this calculator but
rather use a registered quantity surveyor. Refer to page one for professional valuation and quantity
surveyor services.
Stairs, garden steps and walkways
• he calculator does not make specific provision for stairs but this can be provided for by choosing
T
a higher rate for the building. The total square meter (m2) area measurement of garden steps and
walkways can be included with the paving.
Sophisticated (refers to agricultural buildings)
• dvanced improvements with reference to standard of structure, materials used for floors, walls or
A
ceiling finishes, air-conditioning or climate control, access control or similar indications deviating
significantly from minimum acceptable norms for the relevant improvements.
Equipment (refers to agricultural and commercial buildings)
• pecific or specialised equipment is excluded from all rates and calculations. Separate allowances
S
should be made for items such as pumps, generators, milk tanks and machines in dairies,
mechanical equipment such as conveyors, loose plant and equipment of refrigerators, ovens,
irrigation systems, etc.
Balcony, veranda or deck
• If the roof of the main dwelling covers a veranda, the area of a veranda should be included in
the total area of the building. Open or uncovered verandas with foundation walls, not higher than
one metre, should be included in the total area (m²) of the paving on the property. Raised open
veranda or deck including balustrades can be calculated.
What are the added costs for professional fees? (not applicable to
residential buildings)
• his makes provisions for the general costs associated with building claims such as debris
T
removal, rent, extinguishing charges, professional fees, demolitions costs, public supply and mains
connections. A percentage of escalation costs for labour, material, plant and fuel are added during
the annual policy term.
Which values do I use if the rates provided in this document differ from
the website?
• he rates or values are updated regularly and therefore the rates provided in this document
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may be outdated. Any difference between this document and the website should be confirmed
although the website is considered correct. Refer to page one for professional valuation and
quantity surveyor services
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