The Site That Tells You All About The Building Regulations In South Africa
SANS10400.org.za Introduction
The Building Regulations are a set of guidelines and standards that govern the construction of buildings, ensuring the safety and well-being of those who use them. In South Africa, the primary Building Regulations are contained within the SANS 10400 series, which are developed and maintained by the South African Bureau of Standards (SABS). These building standards cover a wide range of topics, from fire safety and electrical installations, to energy efficiency and accessibility for people with disabilities.
SANS 10400 provides the framework for building regulations in South Africa, and it is essential that all construction work adheres to these standards. The aim of SANS 10400 is to ensure that buildings are safe, healthy, and sustainable, while also protecting the environment and preserving our natural resources.
Construction laws in South Africa are also closely tied to building regulations, and it is a legal requirement that all buildings be constructed in accordance with the SANS 10400 series. This includes both new builds and renovations, as well as extensions and alterations to existing buildings. Building contractors, architects, and engineers are all responsible for ensuring that their work meets these regulations, and failure to do so can result in legal action and penalties.
The SANS 10400 series covers a wide range of topics, including the construction of walls, roofs, and foundations, as well as the installation of electrical and plumbing systems. It also covers fire safety, ensuring that buildings are equipped with fire alarms, smoke detectors, and fire-resistant doors, among other things. Additionally, the series provides guidelines for energy efficiency, ensuring that buildings are designed and constructed in a way that minimizes their energy consumption and reduces their carbon footprint.
Another important aspect of SANS 10400 is accessibility for people with disabilities. The regulations outline the minimum requirements for buildings to be accessible, such as ramps, wide doors, and grab rails in bathrooms, making it possible for people with disabilities to use and enjoy the building.
Building regulations and standards play a vital role in ensuring the safety, well-being, and sustainability of buildings in South Africa. The SANS 10400 series provides the framework for these regulations, and it is the responsibility of all those involved in the construction industry to ensure that their work meets these standards. By adhering to SANS 10400, we can help to create buildings that are safe, healthy, and sustainable for everyone.
South Africa’s National Building Regulations (NBR) were originally produced as a set of functional guidelines for anybody building any type of structure. They were not intended to be prescriptive in terms of what people should build, but they do stipulate important dos and don’ts – many of which are in fact mandatory. So if you are planning to build, this is a document you should familiarise yourself with.
While the NBR are only available from the South African Bureau of Standards (SABS), sans10400.org.za has a mission to make it easier for the general public to understand what these regulations are and how they affect us all. If you want to know more about these important regulations, have a look at the drop-down menu under SANS 10400-NBR (SA). Each of the regulations listed here is published as a separate document by the SABS. The size of each published document and its cost can be found at the SABS Online Standards Webstore.
Please be aware that while the topics featured on sans10400.org.za are those found in the regulations, we have not duplicated the regulations. Instead, we have discussed the issues the regulations cover in easy-to-understand pages. Also, note that we are in no way associated with the SABS.
Parts of the South African National Building Regulations (NBR)
The Building Regulations are divided into 23 chapters as follows:
Part A: General Principles and Requirements,
Part B: Structural Design,
Part C: Dimensions,
Part D: Public Safety,
Part E: Demolition Work,
Part F: Site Operations,
Part G: Excavations,
Part H: Foundations,
Part J: Floors,
Part K: Walls,
Part L: Roofs,
Part M: Stairways,
Part N: Glazing,
Part O: Lighting and Ventilation,
Part P: Drainage,
Part Q: Non-water-borne Sanitary Disposal,
Part R: Stormwater Disposal,
Part S: Facilities for Disabled Persons,
Part T: Fire Protection,
Part U: Refuse Disposal,
Part V: Space Heating,
Part W: Fire Installation
Parts X & XA: Energy Usage
Construction Elements & more
We are constantly adding blog posts that relate to these chapter headings to provide our readers with further information. You will find these under the drop-down menu Construction Elements. Some of these posts include personal experience and/or case history-type articles that share what others have experienced in terms of the regulations. We have also included an A to Z Glossary of Definitions and Terms used in the NBR to help you understand the meaning of the various terms used in the context of the legislation and national standards.
We have a free downloads page where you can access various documents, including a variety of Department of Public Works Guidelines:
- The National Building Regulations and Building Standards Act. This is the original legislation published in 1977 that governs all building and construction work in South Africa. Various updates have been made since this time, and these are also available for download.
- Guide for Architects Concerning Drainage Water and Storm-water Drainage.
- Standard Electrical, Mechanical & Architectural Guidelines for the Design of Accessible Buildings including Facilities for Disabled Persons.
- Hardware sample list (guidelines for the required finishes etc. of hardware when submitting tenders).
- A “Norms Calculator” for quantity surveyors.
- Drainage Details that provide guidelines in the form of technical drawings covering most aspects of drainage.
More Links…
Feel free to browse the site. To help you get orientated, here are a few articles that you may find useful:
Building Extensions
Alterations & Additions
SANS 10400X & XA – Energy Use In Buildings
Boundary Walls & Fences
New Electric Fence Laws
Waterproofing Roofs
Stormwater Disposal
Download Regulations
NHBRC Questions & Answers
Competent Person
Concrete Mixes
Concrete Mixes – By Weight & By Volume
Owner Building – The Pros & Cons
In the drop-down menu under the free downloads you will also find Links to several local South African websites of interest including:
- NHBRC (National Home Builders Registration Council),
- SAIA (The South African Institute of Architects)
- SABS (The South African Bureau of Standards)
These contain some information about the NBR.
International links on our Links Page will take you to information-rich sites such as the International Building Code (IBC) and the International Code Council (ICC) entries on Wiki (or you can go directly to the ICC here).
If there is something specific you need guidance on, please post a comment on the relevant page and we’ll see if and how we can help.
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
Hi are there any specifications for the erection of a carport
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.
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.
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
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
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.
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.
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.
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.?
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.
Hi
I am looking for standards for water used in the production of cement bricks and blocks. Can you help please.
Jan
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.
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
Good day,
Please advise as to where one can purchase the complete ‘book’ = SA building regulations/standards.
Thank You.
Chris.