Construction Interrupted: The High Stakes of Becoming an Architect in South Africa

Before studying Architecture …

The construction sector in South Africa has been gradually recovering in recent years, but performance is uneven across regions. After a sharp downturn around 2020, provinces like the Western Cape have led the rebound. In 2022 the Western Cape accounted for about 33.7% of all residential building plans passed, slightly overtaking Gauteng’s 30.8% share (In value, residential building plans now account for 53% of all building plans passed – Property Wheel). Cape Town and its surrounds saw a surge in private residential investments, fueled partly by semigration (in-migration from other provinces) and efficient municipal processes (Western Cape overtakes Gauteng in value, growth of submitted building plans) (In value, residential building plans now account for 53% of all building plans passed – Property Wheel). By contrast, Gauteng (home to Johannesburg and Pretoria) has struggled to regain its pre-pandemic momentum – it approved fewer new housing plans in 2022 than it did in 2010, indicating a stagnation in building activity since COVID-19 (In value, residential building plans now account for 53% of all building plans passed – Property Wheel). KwaZulu-Natal (e.g. Durban) remains a distant third in construction but has shown a respectable 51% increase in residential plans count since 2010 (In value, residential building plans now account for 53% of all building plans passed – Property Wheel). Other regions like the Eastern Cape have seen pockets of growth (over 200% increase in building plan value since 2010, albeit from a low base) (In value, residential building plans now account for 53% of all building plans passed – Property Wheel), whereas the Free State has barely grown, reflecting one of the weakest construction markets (In value, residential building plans now account for 53% of all building plans passed – Property Wheel). Overall, the Western Cape and some smaller provinces (e.g. Northern Cape) are currently outperforming, while the traditionally dominant Gauteng and parts of the interior lag behind in new construction activity (The state of SA’s construction sector – Quarrying Africa) (In value, residential building plans now account for 53% of all building plans passed – Property Wheel).

Broadly, South Africa’s construction industry remains subdued compared to a decade ago, even as it shows signs of stabilization. The industry has been under pressure since the early 2010s – in real terms its economic output in 2023 was 35% lower than in 2016 (South Africa Construction Industry Report, with Profiles of). A number of large construction firms collapsed or exited the market in this period due to declining work and thin profit margins (South Africa Construction Industry Report, with Profiles of). This prolonged slump means capacity has shrunk; for example, many companies no longer have the resources to take on major infrastructure projects, opening the door for foreign firms (such as Chinese state-owned contractors) to fill the gap (South Africa Construction Industry Report, with Profiles of). There was a moderate uptick in 2022–2023 as infrastructure spending became a government priority – the sector’s turnover grew roughly 4% in the first three quarters of 2023 after a steep 10% fall in 2022 (The state of SA’s construction sector – Quarrying Africa) (The state of SA’s construction sector – Quarrying Africa). Construction employment also rebounded to pre-pandemic levels, adding about 116,000 jobs (a 10% increase), with provinces like the Western Cape reaching record-high construction workforce numbers (The state of SA’s construction sector – Quarrying Africa). Nonetheless, business confidence remains cautious. In late 2023, nearly 60% of civil contractors still reported dissatisfaction with conditions, citing concerns like high costs and project delays (Mixed bag for construction in South Africa – BusinessTech) (Mixed bag for construction in South Africa – BusinessTech). Looking ahead, forecasts suggest a mixed outlook: output is actually expected to dip ~5% in 2024 amid South Africa’s weak economic growth and high building costs, then flatten in 2025 (South Africa Construction Industry Report 2024: Output to). A more meaningful recovery is only anticipated from 2026 onward, with analysts projecting an average 3%–4% annual growth in construction activity between 2026 and 2028 – largely dependent on planned investments in infrastructure and energy projects materializing (South Africa Construction Industry Report 2024: Output to). In summary, the construction industry is slowly healing and showing growth in certain regions (notably Cape Town/Western Cape), but it remains well below past peaks and unevenly distributed, with some provinces and cities still in a lull.

Employment Prospects for Architects and Architectural Technologists

Employment prospects for architects and architectural technologists in South Africa are currently challenging. The country’s overall unemployment crisis extends into the architectural profession, with many graduates unable to secure work ((PDF) Architectural Migration as a Pathway to Employment). In recent years, universities have continued to produce new architects and architectural technologists, but the sluggish construction sector and limited openings mean supply often exceeds demand. Data on formal employment rates for architects is sparse, but anecdotal evidence and industry observers point to a significant oversupply of graduates relative to available jobs ((PDF) Architectural Migration as a Pathway to Employment). For instance, one recent architecture graduate reported applying to over 100 jobs since 2019 with almost no success, despite a strong academic record (Unemployed architect graduate says she applied for 100 jobs with no luck) (Unemployed architect graduate says she applied for 100 jobs with no luck). Such stories are not isolated – many newly qualified architects struggle to find the required candidacy internships or entry-level positions to kick-start their careers.

A knock-on effect is that a large proportion of architecture graduates are not entering the profession formally. The South African Council for the Architectural Profession (SACAP) has noted that the number of graduates who go on to register as candidate architects is very low, indicating a high attrition rate after university ([PDF] Annual Report 2022/23 – National Government of South Africa). In other words, many who earn architecture degrees either remain unemployed, shift to other fields, or emigrate for better opportunities. Those who do find work often face short-term contracts, underpaid junior roles, or periods of underemployment before establishing a stable career. Architectural technologists (who typically have diplomas or BTech degrees focused on technical drawing and documentation) face similar difficulties. While technologists can register professionally and work independently on smaller projects, the demand for their services is tightly linked to building activity – when construction is slow, firms hire fewer technicians. Junior technologists often end up competing for drafting jobs in engineering firms or municipalities, or they freelance on a project-by-project basis. The COVID-19 pandemic exacerbated the situation by causing many firms to downsize; even as the economy recovers, firms remain cautious about hiring new permanent staff (Unemployed architect graduate says she applied for 100 jobs with no luck). In summary, the job market for architectural professionals is highly competitive with limited openings. New entrants must be prepared for a tough search and may need to broaden their skill set (for example, into project management, 3D visualization, or related design fields) to improve employability. Networking, mentorship, and internships (even unpaid) are often crucial steps to get a foothold in the industry under these conditions.

Impact of B-BBEE Policies on Architecture Careers

South Africa’s Broad-Based Black Economic Empowerment (B-BBEE) laws heavily influence career prospects and business opportunities in architecture. These policies were designed to redress racial exclusions from the apartheid era by incentivizing the participation of Black professionals and Black-owned firms in the economy (Broad-Based Black Economic Empowerment In South Africa – RLB | Africa) (Broad-Based Black Economic Empowerment In South Africa – RLB | Africa). In practice, B-BBEE compliance has become essential for companies bidding on most projects, especially government contracts. Architecture and other built environment firms are measured against a specialized Construction Sector BEE scorecard, which sets stringent targets (the highest in any industry code) for black ownership, management, skills development, and procurement (Broad-Based Black Economic Empowerment In South Africa – RLB | Africa) (Broad-Based Black Economic Empowerment In South Africa – RLB | Africa). While BEE compliance isn’t legally mandatory for a private practice, it is effectively a business requirement – without a good BEE rating, an architecture firm will struggle to win significant work (Broad-Based Black Economic Empowerment In South Africa – RLB | Africa). In fact, many tenders explicitly disqualify firms that are not BEE-compliant, and most clients (public and even private) expect a valid BEE certificate when awarding projects (Broad-Based Black Economic Empowerment In South Africa – RLB | Africa). Typically, to be competitive, a practice needs to have at least 51% Black ownership (often with Black women ownership emphasized) (Broad-Based Black Economic Empowerment In South Africa – RLB | Africa), as well as substantial black representation in management and technical staff. Government tenders operate on a points system where a higher B-BBEE level (Level 1 being best) gives an advantage in scoring; bidders without a BEE certificate earn zero preference points, virtually guaranteeing a loss against compliant competitors (Broad-Based Black Economic Empowerment In South Africa – RLB | Africa).

For individual professionals, these policies create a landscape of both opportunities and limitations depending on one’s demographic group. Previously disadvantaged groups (Black African, Coloured, Indian, and other categories defined as “Black” in the legislation) enjoy increased opportunities through BEE – for example, emerging Black-owned architecture firms can gain access to government projects and client pools that might have been closed to them in the past (Broad-Based Black Economic Empowerment In South Africa – RLB | Africa). Young Black architects are highly sought after by established firms eager to improve their BEE profile (e.g. hiring Black professionals contributes to BEE skills development and management targets). There are also scholarships and mentorship programs aimed at boosting black representation in architecture. On the other hand, professionals from groups not favored by BEE (such as White males) may face indirect career hurdles. They might find it harder to win public sector work as independent practitioners, and smaller firms that are non-compliant (e.g. a white-owned boutique studio) are often shut out of lucrative public projects (Broad-Based Black Economic Empowerment In South Africa – RLB | Africa). Such individuals often need to team up with BEE-compliant partners or join larger, transformed firms to participate in big projects. In some cases, candidates report feeling they were passed over in hiring if a firm needed to meet equity targets. It’s important to note the intent of B-BBEE is to foster inclusivity and correct historical imbalances – indeed, the policy has succeeded in growing the number of Black architects and firm owners over the last decade. Firms owned by Black female architects, for example, have been able to leverage BEE incentives to break into the market, a notable shift in an industry that was once overwhelmingly white and male (Broad-Based Black Economic Empowerment In South Africa – RLB | Africa) (Broad-Based Black Economic Empowerment In South Africa – RLB | Africa). However, BEE’s implementation challenges (such as fronting, or firms meeting the letter of the law without true skills transfer) mean its impact on everyday career progression can be complex. In summary, BEE policies strongly shape the architecture field: they benefit previously disadvantaged professionals by opening doors and allocating work in their favor, while those from historically advantaged groups may encounter additional barriers to entry and advancement unless they navigate the system strategically (for instance, by partnering in transformed firms). Aspiring architects should be aware of these dynamics – understanding BEE requirements is crucial whether one plans to start a practice or simply seek employment in the South African market.

Corruption, Tenderpreneurship, and Industry Inefficiencies

Systemic corruption and tender mismanagement in South Africa’s construction procurement have a profound effect on the sector’s viability and the opportunities available to professionals. A pervasive culture of “tenderpreneurship” has emerged – referring to well-connected individuals or businesses that secure government contracts (tenders) through political contacts and insider influence rather than open competition (Still a Nation of Two Economies – Rosa-Luxemburg-Stiftung). These so-called tenderpreneurs are closely associated with corruption, nepotism, and clientelism, as many tenders are awarded based on informal connections or bribery instead of merit (Still a Nation of Two Economies – Rosa-Luxemburg-Stiftung). This undermines fair competition and often sidelines highly qualified architecture and engineering professionals in favor of less competent players who have the right connections. Industry watchdogs estimate that South Africa loses roughly R25–30 billion of public funds each year to tender corruption – money that should have gone into honest construction work but instead is siphoned off through inflated contracts and kickbacks (Understanding tender corruption – part one – Corruption Watch). Such losses directly reduce the volume of legitimate projects and jobs available, effectively shrinking the market for ethical practitioners.

Corruption manifests in multiple stages of construction projects. Tender fraud is one common issue: during bid processes, there are cases of bid-rigging, document falsification, and officials accepting kickbacks to award contracts to certain firms (Fraud in the South African Construction Industry: A Growing Challenge – CBE). This leads to under-qualified contractors winning bids at inflated prices, resulting in shoddy work or incomplete projects (Fraud in the South African Construction Industry: A Growing Challenge – CBE). Architects and technologists may find themselves working for firms that lose out on projects despite competitive bids, simply because a rival paid bribes or had a political patron. Even when honest firms win tenders, they might face demands for “sweeteners” down the line or experience delayed payments due to graft higher up. Another phenomenon hampering the industry is the so-called “construction mafia” – local extortion groups that demand a cut of project profits or the hiring of certain subcontractors, using intimidation and even violence. This adds risk and cost to projects, and some developers halt or cancel projects due to such threats (South Africa Construction Industry Report, with Profiles of). For professionals, that means fewer projects moving to completion and a general environment of uncertainty.

Inefficiencies in government procurement compound the problem. It’s not just outright fraud; bureaucratic delays, poor planning, and frequent tender cancellations or re-issues make the pipeline of work unreliable. In industry surveys, construction professionals expressed concern that frequent cancellation of tenders and slow adjudication create major uncertainty, dampening business confidence even when demand for infrastructure is high (Mixed bag for construction in South Africa – BusinessTech). Architects often invest significant time in bid proposals, only to see tenders withdrawn or postponed indefinitely due to administrative bungles or legal challenges (sometimes linked to disputes over alleged irregularities). This unstable tender environment favors those willing to engage in dubious practices – the tenderpreneurs – and disadvantages principled firms and young professionals who lack connections. It can also incentivize corruption in order to survive; some otherwise ethical firms feel pressure to partner with politically connected “fixers” to secure work. Overall, corruption and tenderpreneurship have eroded trust and efficiency in the construction sector. As a result, infrastructure delivery suffers, the industry’s growth is stunted, and professionals face a market where merit and quality are too often trumped by patronage. Combating these issues is critical for the sector’s health. Recent efforts (e.g. stricter procurement oversight and legal action against corrupt officials) are underway, but progress is slow (Fraud in the South African Construction Industry: A Growing Challenge – CBE) (Understanding tender corruption – part one – Corruption Watch). For now, anyone entering the architecture field in South Africa should be cognizant of these challenges – success may depend not just on talent, but also on one’s ability to navigate or resist a flawed system.

Recommendations for Prospective Architecture Students

Given the current landscape, those considering studying architecture in South Africa should weigh their decision carefully. The profession can certainly be rewarding and impactful, but the realities outlined – a struggling construction sector, high graduate unemployment, transformational policies, and systemic corruption – mean the path is not easy. Below are some recommendations and considerations for prospective architecture students:

• Evaluate the Industry’s Future: Research the latest industry trends and forecasts before committing. As noted, the construction sector’s recovery is slow and region-specific (In value, residential building plans now account for 53% of all building plans passed – Property Wheel) (South Africa Construction Industry Report 2024: Output to). If public infrastructure initiatives and private developments pick up as planned (e.g. renewable energy projects or urban housing programs), the demand for architects could improve in a few years. However, if economic stagnation and tender mismanagement continue, job opportunities may remain scarce. Be realistic about the timeframe – it might take several years post-graduation for the industry to gain momentum. Consider focusing on universities in provinces like the Western Cape, where construction activity is relatively buoyant, which could translate into better practical exposure and internship prospects.
• Plan for a Competitive Job Market: Entering this field means you’ll face stiff competition for internships and junior positions. It’s advisable to cultivate diverse skills during your studies. Beyond the core design and technical curriculum, learn software like Revit, Rhino, or BIM tools, and consider taking courses in project management, sustainability, or property development. A more versatile skill set can open alternative career paths – for example, some architecture graduates find work in urban planning, construction project management, real estate development, or 3D visualization if traditional design jobs are limited. Also, proactively seek out holiday work or part-time jobs at architecture firms while studying, even if unpaid – this not only builds experience but can sometimes lead to a job offer upon graduation.
• Understand B-BBEE and Find Your Niche: B-BBEE policies will be a factor in your career. If you are from a previously disadvantaged group, you may find scholarship opportunities and graduate programs aimed at transformation – take advantage of these to build your network. If you are not from a designated group (e.g. a white male student), be mindful that starting your own practice right out of school may be difficult in the public sector market. You might strategize by joining an established, BEE-compliant firm to gain experience and credibility. Over time, building genuine partnerships with a diverse team can position you well if you do start a practice. In any case, strive to develop a specialization or expertise that makes you valuable regardless of BEE status. For instance, one could specialize in healthcare design, green building technology, or computational design – niches where skills are scarce and clients might seek you out for expertise. Highly specialized knowledge can sometimes trump BEE considerations, especially with private sector clients.
• Be Prepared to Hustle or Consider Abroad: Until local conditions improve, be prepared for the possibility of freelancing or piecemeal work initially. Many young architects take on contract work, competitions, or even unrelated jobs (like graphic design, teaching, or construction site supervision) to make ends meet early in their careers. Building a portfolio through small projects for family, community, or competitions can keep your skills sharp. Also, keep an eye on international opportunities – South African-trained architects have a solid reputation abroad. Countries like the UK, Australia, Canada, or Middle Eastern markets often welcome architects who bring diverse experience. Some graduates choose to emigrate or work overseas for a few years, gain experience (and income), and potentially return when the South African industry picks up. If you have the flexibility and resources, this can be a smart way to ride out a downturn. Even short-term stints abroad or in neighboring African countries can provide valuable exposure and set you apart in the local job market.
• Consider Alternative Education Paths: If your passion is the built environment but you’re concerned about the traditional architecture route, there are related fields of study that might offer more immediate stability. Degrees in construction management, quantity surveying, or civil engineering are closely tied to construction and often in demand for infrastructure rollout (the government’s infrastructure drive might create jobs for these professions sooner than for architects). Urban and regional planning is another field requiring creative design thinking with a strong need in the public sector. Some students even choose to do a dual qualification (for example, architecture and property development, or architecture followed by an MBA) to have business skills that enable moving into development or management roles. These alternatives can either be an end in themselves or complement an architecture career, giving you flexibility depending on how the industry evolves.
• Stay Informed and Adaptive: Lastly, succeeding under the existing conditions means staying informed and being adaptive. Keep up with professional news – follow the South African Institute of Architects, industry reports, and forums to gauge where opportunities might arise (e.g. a big housing project in a certain province, or a foreign firm looking for local partners). Be willing to adapt your career plan – the traditional trajectory (university → internship → senior architect → partner) may not unfold smoothly in this climate. You might find yourself doing design work in a non-architectural context (such as exhibition design, interior design, or CAD work for an engineering company) – and that’s okay. All experience can be leveraged. The key is to remain proactive: seek mentors, continuously improve your portfolio, and possibly engage in professional organizations or competitions to make industry connections. By being entrepreneurial and resilient, you can carve a path even when the market is tough.

Bottom Line: Studying architecture in South Africa is only advisable if you have a clear passion for the field and awareness of the hurdles ahead. The industry’s current state is difficult – there are fewer big projects and high competition for jobs – so you must be prepared to create your own opportunities and possibly endure a slow start to your career. However, South Africa does need good architects: the country faces pressing needs in housing, urban development, and infrastructure renewal. If you commit to the profession, focus on building relevant skills and networks, and are open to diversifying your role, you can still build a fulfilling career. Entering the field with open eyes and a flexible strategy will be crucial to navigate the economic and structural challenges discussed. By doing so, you’ll be better positioned to weather the current storms and take advantage of the eventual upturn in the construction sector (South Africa Construction Industry Report 2024: Output to), whenever it materializes.

Sources:

1. Snyman, E. “The state of SA’s construction sector.” Quarrying Africa (2024) – Analysis of construction sector performance in 2023, noting provincial disparities and employment recovery (The state of SA’s construction sector – Quarrying Africa) (The state of SA’s construction sector – Quarrying Africa).
2. Property Wheel. “In value, residential building plans now account for 53% of all building plans passed.” (Aug 2023) – Stats SA data showing Western Cape overtaking Gauteng in residential construction growth (In value, residential building plans now account for 53% of all building plans passed – Property Wheel) (In value, residential building plans now account for 53% of all building plans passed – Property Wheel).
3. Research and Markets. “Construction Industry in South Africa 2024.” (Jan 2025) – Industry report noting a 35% decline in output since 2016, loss of major contractors, and forecast of a late-2020s rebound (South Africa Construction Industry Report, with Profiles of) (South Africa Construction Industry Report 2024: Output to).
4. IOL News. “Unemployed architect graduate says she applied for 100 jobs with no luck.” (Jun 2021) – Article highlighting the difficulties architecture graduates face in finding work (Unemployed architect graduate says she applied for 100 jobs with no luck) (Unemployed architect graduate says she applied for 100 jobs with no luck).
5. SACAP Annual Report 2022–2023 – Remarks by the SA Council for the Architectural Profession on the low conversion of graduates to registered candidates ([PDF] Annual Report 2022/23 – National Government of South Africa).
6. Sheard, N. “Broad-Based Black Economic Empowerment in South Africa.” RLB (2022) – Explains B-BBEE framework and its impact on construction firms, including the de facto requirement of 51% black ownership for tenders (Broad-Based Black Economic Empowerment In South Africa – RLB | Africa) (Broad-Based Black Economic Empowerment In South Africa – RLB | Africa).
7. Charman & Piper. Tenderpreneurship and Informality. (2017) – Definition of “tenderpreneurs” and their association with corruption and nepotism in South African tenders (Still a Nation of Two Economies – Rosa-Luxemburg-Stiftung).
8. CBE. “Fraud in the South African Construction Industry: A Growing Challenge.” (2024) – Discusses prevalent forms of fraud (tender rigging, overpricing, etc.) in the construction sector (Fraud in the South African Construction Industry: A Growing Challenge – CBE).
9. Corruption Watch. “Understanding tender corruption – part one.” (2013) – Reports that R25–30 billion is lost annually to tender corruption in South Africa (Understanding tender corruption – part one – Corruption Watch).
10. BusinessTech. “Mixed bag for construction in South Africa.” (Dec 2023) – Highlights of the FNB/BER Confidence Index, noting improved activity but persistent concerns about crime and tender delays in construction (Mixed bag for construction in South Africa – BusinessTech) (Mixed bag for construction in South Africa – BusinessTech).