SA Building Regulations (NBR) Introduction

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1. No Collin, the new Building Regs require a “competent person” – this term includes engineers, architects, draughtsmen … – to submit the plans and oversee the work. Maybe you could simply label the “unbuilt parts” as … still to be built? As a matter of interest, why has this issue arisen?

2. I had some plans drawn up to do Some altterations 6 years ago I did not build all the additions due to finances. I now have to delete the unbuilt bits off of the plans. I originally did the plans myself, but now I am being told that I need to have a draftsman to delete the unbuilt parts. Am I not allowed to do this myself and resubmit the plans?

3. Gordon, there are requirements in terms of glazing in general, mostly to ensure that if someone falls against the glass it doesn’t break.
   The SANS that relate to the building regulations are 10400… and there are lots of them. When it comes to designing a glass-fronted balcony front, these would be, at very least, Structural Design – Part B, Stairways (which includes balustrades) – Part M, and Glazing – Part N.
   The minimum height of balustrades is specified, and unless it has changed while I blinked, it is 1 m. So you shouldn’t have a problem.
   The only regulations I have come across that relate to a child’s head are for swimming pool fencing. That stands to reason, doesn’t it?
   Your local glass merchant should have a resource that shows how thick the glass should be in terms of the sections of each of your balcony sections. This will depend on the area of the glass. The greater the area, the thicker the glass will need to be. And it MUST be safety glass. Imagine if someone was to skid across your balcony and hit the glass… Trust me, it happens. So don’t skimp.
   But to answer your question, I think that if your “panes” of glass are around 1.2 square m you will need glass that is 4 mm thick.
   I hope this helps.

4. Dear Sir, I want to build a deck with a glass fronted balcony front, I have heard all sorts of stories as to the required height of the glass and the specific thickness of the glass. Are these specified? I have searched the usual places without success so far.

   I understand that one regulation is that a child should not be able to get its head through any opening, but in my design, this is not an issue, its just the height and glass thickness, none of the spans of glass will exceed 1,200mm (1,2m) most less than 1,100mm.

   I had planned a 1m height.

5. Yes Raj I believe you do. But whose land is it? Since the local authority appears to be implicated in the issue I would assume that you would be communicating with them? It would be the local authority, I think, that has the authority to waive plans.

6. Hi
   Do we need plans and inspection for a steel structure covered with plastic/galvanised sheeting for a carport based on existing 9″ brick pillars a metre high for an off road carport parking area encrouching onto the verge which been fenced on local authorities approval for safety and security

7. Raj the Building Regulations don’t specify anything for carports as such. What sort of carport are you wanting to build? Penny and I produced a book about carports some years ago (unfortunately out of print), but there might be something in there that would help you.

8. Usage is not the factor Robert. Any additional building needs plans, irrespective of size.

9. Paul it might depend HOW you enclose it. But the fact that the area is beneath the roof, you probably don’t need plans. The same would apply to internal alterations including sub-dividing a room, or even removing an internal wall (which can be done provided it isn’t load bearing). If you are worried, check with your local authority.

10. Hi

    I have a double story free standing house with a balcony, i wish to enclose it would i need plans to do this. The balcony is on the original plans is reinforced correctly and falls under the roof of the house.

    Thanks
    Paul

11. Good morning
    I would like to enquire if it is neccesary to have plans drawn for an additional garage which will mainly be used as a woodworking workshop. The size will be less than 30 square metres.
    Thank you in advance.
    Yours sincerely
    Robert Smith

12. Hi are there any specifications for the erection of a carport

13. If your local authority has summonsed you, you will need to go to Court. Ideally hire a lawyer, but in any case take your offer to purchase the house and any documentation you have regarding the sale with you. I can’t give you legal advice, but I would think from what you say, that you have a claim for damages against the previous owner. You might also have a claim for fraud if the previous owner did not declare that the house had not been added onto legally, with plans.
    I presume you didn’t need a bond, because if you had, the bank would have sent inspectors to check the building, and they would have picked up the fact that the plans and the building were not the same. It would have been the sellers responsibility to have plans passed before transfer into your name was finalized.

14. The National Building Regulations cover ventilation requirements for habitable rooms. This includes both natural ventilation (e.g. windows) and artificial ventilation. If there isn’t adequate natural ventilation, it is mandatory that artificial ventilation is installed. But this must be done with the approval of the local authority (excluding air conditioners, heaters etc that are installed for comfort rather than basic ventilation needs). If you feel that there isn’t adequate ventilation, then I suggest you contact your local authority health inspector.

15. Hi

    I live in a block of flats that do not have any ventilation. As a result of this, mould is building up in the flat. I would like to know if it a fundamental requirement for any residential building to have ventilation? If yes, is there any regulatory body that I can report this to?

    Regards

16. Hi
    I bought a 4 bedroom house with a wall infront 5y ago.the wall was old untidy and some of the facebricks had started falling out.I rebuild the top part of the wall and started making it neat.I am now being summonsed to court by the municipality as this house has no building plans and the counsil still has it registered as a 2 bedroom house.what do I do now

17. Hilda, the building requirements for all buildings are essentially the same – except where local authorities have additional requirements, or where the owner of a development, including most retirement villages, have their own rules and regs. e.g. If you build in one of these developments you might have to follow a particular style. The owner or a body corporate would usually check these specifics – The checking of implementation of general building standards (as per the building regs) is the responsibility of your local authority – e.g. the building inspector, health inspection etc. depending on what it is that needs to be checked. Where bonds are involved, banks will often send their own inspectors in to check. If there are irregularities that are found after a builder has been paid, you would have to probably take him to Court and charge him with bad workmanship or doing things incorrectly. That’s a difficult one.

18. Hello Terence,
    There is no single requirement regarding lightening protection. Some local authorities have requirements that they enforce – and insurance companies have specific requirements in certain areas. e.g. thatch homes in Gauteng.

19. Hi,

    I would like some assistance in trying to establish if it is a requirement that all buildings in South Africa be fitted with Lightning protection.

20. What are the building requirements for a retirement village ? Who is responsible for checking if all standards are implemented? If there are any irregularities how long after the establishment has been built can the builder be held responsible.?

21. Hello Jan. Standards for the manufacture of concrete masonry units – i.e. bricks and blocks made from concrete (not just cement) – are detailed in SANS 1215 which you can purchase from the SABS. As for all types of concrete, water used must be potable – i.e. I should be suitable for drinking. If it isn’t don’t use it. They do not specify how much water should be used, and the standard does not specify water absorption qualities of units. As for any type of concrete, the mix should be pliable. PPC advises: “The mix is correct when it form a ball when squeezed in your hand.”
    We do have several documents that detail concrete brick and block making which I will make available on this site within the next 48 hours. Please check Document Downloads under Links & Downloads later in the week.

22. Hi
    I am looking for standards for water used in the production of cement bricks and blocks. Can you help please.
    Jan

23. Hi Chris,
    The building regulations and standards are published as SANS 10400. There is a link on this page to the old version of the regs published in their entirety. But as explained on this web site, these have been progressively updated. Most sections are now available for purchase at any office of the SABS. Or you can buy online from the SABS – the link is on our links page. However they do not currently sell a complete set. Please note that the SABS lists telephone numbers for all their branches on their web site.

24. Good day Chris

    I have battled as yourselves you can send an e-mail to modungbm@sabs.co.za or you can phone 012 428 6666.

    Regards

25. Good day,
    Please advise as to where one can purchase the complete ‘book’ = SA building regulations/standards.

    Thank You.

    Chris.