Guides · Rain, gutters & damp
Newlands is often called the wettest suburb in South Africa. In winter, north-westerly winds push moist air up and over Table Mountain, and it condenses and falls on the eastern slopes, right where Newlands sits. Kirstenbosch next door averages about 1,310 mm of rain a year, most of it from June to August, and parts of Newlands can see up to 2,000 mm. Cape Town International Airport gets roughly 500 mm. In July 2024 Kirstenbosch recorded more than 500 mm in a single month, its wettest month since 1999.
Rondebosch, just below, is one of the oldest settled places in the country. In 1657 a group of free burghers were granted land along the Liesbeek River, the first permanent title to land in southern Africa. The Liesbeek still starts on the mountain above Kirstenbosch and runs through both suburbs. Water has always been part of life here: Albion Spring in Newlands, built in 1890, is the city's oldest waterworks and still feeds treated spring water into the mains.
All that water is lovely for gardens. It's hard on gutters, drains, walls and anything electrical outside.
What heavy rain does to a house
- Gutters and downpipes overflow. Leaves and debris block them, and water pours down the wall instead of away from it.
- Damp walls. Water that pools against the foundations or splashes off paving soaks into older walls.
- Ceiling stains. A brown patch on the ceiling can be the roof, but it can also be the geyser or its drip tray. It's worth knowing which before you call a roofer.
- Drains backing up. Gullies and outside drains that cope in summer can overflow in a winter downpour.
- Earth leakage trips. Outside plugs, garden lights and pump connections that let in water trip the earth leakage, often only when it rains.
Your gutters may not drain into the sewer
Under the City's Wastewater and Industrial Effluent By-law, no one may allow rainwater to be discharged into the sewer system. A downpipe that runs into a sewer gully or inspection eye is an illegal connection, and in heavy rain these connections help overload the sewers and cause overflows. The City says they should be put right by a registered plumber. Rainwater should soak into the garden, run to the street through a proper channel, or go into a tank.
When the Liesbeek rises
The river can do real damage. In May 2026 the Liesbeek flooded through Newlands and Rondebosch, and a Newlands property near the river had damage to its foundations. If water has come into your property, don't switch the electricity back on at a wet distribution board. Have the electrics checked first, and have the drains and gullies checked once the water has gone down.
Older homes and heritage rules
Many homes in Newlands and Rondebosch are old enough for heritage rules to apply. The City says a permit from Heritage Western Cape is required for any alteration to a building older than 60 years. In a Heritage Protection Overlay Zone, City approval is needed for any change to a building's appearance or structure, and even for below-ground excavation. If the work changes the outside of the house or involves digging, check the City's map viewer to see whether your property falls in one.
How we work in Newlands and Rondebosch
Before any work starts, you get a photographed report, recorded on site in our own app, with the cause of the problem and an itemised quote. If you're selling, we arrange the plumbing, electrical, gas and beetle certificates in one visit. Here's what the gas and beetle certificates involve in Claremont, Rondebosch and Newlands.
We work across the Southern Suburbs and the South Peninsula on one flat call-out rate, Newlands and Rondebosch included.
Common questions
Can my gutters drain into the sewer in Cape Town?
No. The City's Wastewater and Industrial Effluent By-law prohibits discharging rainwater into the sewer system. Rainwater should soak into the garden, run to the street through a proper channel, or be stored in a tank.
Why is my Newlands house so damp in winter?
Newlands gets far more rain than most of Cape Town. Kirstenbosch averages about 1,310 mm a year, mostly from June to August, against roughly 500 mm at the airport. Blocked gutters and water pooling against walls make it worse.
Do I need a permit to alter my old house in Rondebosch or Newlands?
The City says a Heritage Western Cape permit is required for any alteration to a building older than 60 years. In a Heritage Protection Overlay Zone, City approval is needed for changes to the building's appearance or structure, and for below-ground excavation.
Do you cover Newlands and Rondebosch?
Yes. We work across the Southern Suburbs and South Peninsula on one flat call-out rate, Newlands and Rondebosch included.