The Ultimate Guide to Residential Property in Zimbabwe

Part 1: The Foundation – Buying Land Safely

Before you can dream of building, you need to own the ground it stands on. This is, without a doubt, the most important stage and, frankly, where things can go wrong if you're not careful. But with the right knowledge, you can navigate it with confidence.

The Golden Rule: Verify the Title Deeds

The Title Deed is the single most important document in any property transaction. Think of it like a car's logbook—it's the undisputed, legal proof of who owns the property. Before any money changes hands, your number one mission is to confirm that the person selling the land is the true, registered owner. Everything else comes second.

Your Pre-Payment Safety Checklist

Treat these steps as non-negotiable. They are your best defense against scams and future legal headaches.

1. Ask for a Copy of the Title Deed: A legitimate seller will have no problem providing this. Take note of the owner's name, the stand number, and the date of issue.
2. Conduct a Deeds Office Search: This is essential. A lawyer or conveyancer can perform an official search at the Deeds Registry. This search will confirm two critical things: that the seller's name matches the registered owner, and whether there are any outstanding mortgages (bonds) or legal claims against the property.
3. Visit the Local Council: Go to the city council for the area (e.g., City of Harare, City of Bulawayo). With the stand number, they can verify in their own records who the registered owner is and, crucially, if there are any unpaid bills (rates) tied to the property.
4. Check with the Surveyor-General: For undeveloped land, it's a wise move to visit the Surveyor-General's office. They have the official diagrams of the land, which will confirm that the boundaries and size of the stand you're buying are correct.

Taking these steps might seem like a lot of work, but they are the foundation of a secure investment. They give you peace of mind that you are dealing with the right person and that the land is free of hidden problems.

Part 2: From Stand to Structure – The Building Process

Once you've safely secured your land, the exciting journey of building your home begins. This isn't just about bricks and mortar; it's a regulated process designed to ensure that all buildings are safe, sound, and built to last.

The Legal Path to Building Your Home

Following the official process is the only way to ensure your house is a legally recognized structure that you can live in, sell, or use as collateral in the future.

1. Engage a Registered Architect: Your first step is to work with a professional architect. They will translate your vision into a set of detailed plans that don't just look good, but also comply with all local building codes and regulations.
2. Submit Plans for Council Approval: Your architect's plans must be submitted to your local council. Their team will review everything, from the building's position on the stand to its structural integrity. You cannot legally start building until your plans are approved and officially stamped.
3. The Construction Phase: This is where your vision starts to become a reality. It's vital to hire a reputable builder and have a clear, written contract that outlines the scope of work, timelines, and payment schedule.
4. Council Inspections: As the build progresses, the council will send inspectors at key milestones (like the foundation, walls, and roof) to ensure the work is being done according to the approved plans.
5. The All-Important Certificate of Occupation: Once the house is complete and has passed its final inspection, the council will issue a Certificate of Occupation. This is the official document that declares your house is safe and legally habitable. Without it, you cannot legally move in.

Part 3: The Rental Market – A Guide for Tenants & Landlords

For many Zimbabweans, renting is a key part of their housing journey. Whether you're a tenant looking for a home or a landlord managing a property, understanding your rights and responsibilities is the foundation of a positive and stress-free relationship.

For Tenants: Know Your Rights

As a tenant, you have legal protections. Understanding them is the best way to ensure you are treated fairly.

• You have the right to a written lease agreement that clearly states the rent, deposit, and all the rules of the tenancy.
• You have the right to live in a safe and habitable property. This means the landlord is responsible for major repairs to things like the roof and plumbing.
• Your landlord must give you reasonable notice (usually 24 hours) before entering the property, except in an emergency.
• You are protected from unlawful eviction. A landlord cannot simply change the locks; they must follow the correct legal process if they want you to leave.

For Landlords: Your Responsibilities

Being a landlord is a business, and it comes with important responsibilities to your tenants and your property.

• You must provide a property that is in a good state of repair and meets basic health and safety standards.
• You are responsible for major structural maintenance and ensuring essential services (like water and electricity supply) are functional.
• You must respect your tenant's privacy and right to quiet enjoyment of their home.
• You must follow the correct legal procedures for everything from rent increases to the eviction process.