SA Building Regulations (NBR) Introduction

1,269 Comments

1. Hi there

   My husband & I bought when we were in our 20s and being young and stupid we did alterations without plans – years later we discovered that our mistake but we are now not sure how to recitfy it.

   What do you suggest ?

   thanks

   Juliet

2. Rogers, I have written an article about green roofs and another about cool roofs for our sister site, Owner Building. Have a look at the links.
   Regarding materials, it isn’t that important; what is vitally important is insulation and fenestration (glazing etc). The so-called “green” regulations that you might want to look at are SANS 10400-XA (2011): The application of the National Building Regulations Part X: Environmental sustainability Part XA: Energy usage in buildings & SANS 204 (2011): Energy efficiency in buildings.
   HVAC systems are not specified under the National Building Regulations and I am not an expert on rainwater harvesting systems. I assume it would be easier to pump the water out if it was above ground.

3. hi penny

   i would like to know what type of materials i should use for the walls and roof of the house considering it has to be green and should be a three bedroom house. so which materials would be best and also what are the laws on HVAC systems. also is it better to have rainwater harvesting system underground or above ground

4. Lisa I have answered so many similar questions, if you go to the page on General Principles and Requirements you will see some of these. Essentially, if you buy the house with a bond, the bank will need the plans and they should pick it up. Then it will be up to you and the seller to agree on who fixes the problem. But until you have agreed to the purchase the property, it is their problem. And you can legally withdraw the offer on the grounds that they did not tell you that certain things are not on the plans. Sometimes a local authority will also pick up this kind of thing. For instance if there are outstanding rates and taxes, a building inspector may call to check the property, and the seller will be required to submit acceptable rider plans before they will give a municipal clearance certificate. Probably the best thing for you to do is to contact the planning department of your local authority and ask if plans are required for the changes you have noticed. People so often do illegal additions, you could end up with a headache later down the line. However, it might be that the work is regarded as minor building work.

5. We have put in an offer on a house and have managed to obtain a copy of the plans but have noticed that some of the changes to the house have not been approved ? What are our rights and what should we do ? Any advice ?

6. Mynie, this work needs to be done by a qualified and registered plumber. I co-wrote several books on plumbing for the FET colleges and there is far too much information to give you here. You cannot do a DIY job by simply following a standard.

7. Where do I find a standard or guideline for the correct installation & securing of domestic water piping.
   Also the protection of copper water pipes that are to be built into the walls

8. David there are no specific building regulations that relate to shipping containers, and I know there are people in this country who have used them for offices, storage sheds and even homes. If you’re going to live in a container, it will need all the things like plumbing, electrics, ventilation, stormwater disposal etc. – and so you will need approved plans. These will need to be done by a competent person (e.g. an architect or engineer).
   I don’t know how easy it will be; I remember years ago Trix Pienaar (the actress) using a train carriage for a holiday cottage at Pringle Bay. She had plans drawn by an architect, but the local council (Caledon) made it very difficult for her. The end result though was stunning. Good luck.

9. Good day,
   I would just like to find out if there are any building regulations regarding using shipping containers to build a house? I’ve seen some nice pictures of container houses overseas and would just like like to know if you would need plan approved and could one do it oneself?

   Many thanks
   David

10. The quick response and the helpful information are highly appreciated! Thanks, Penny.

11. Here’s a link to the article about temporary buildings.

12. Sherilyn, If I were you I would alert the local authority’s planning department (chief building inspector) about this structure. The fact that the man has stated it is a temporary structure should also be relayed to them.
    SANS 10400-A defines a temporary building as “any building that is so declared by the owner and that is being used or is to be used for a specified purpose for a specified limited period of time, but does not include a builder’’s shed”.
    Furthermore, the fact that it is “a temporary building” doesn’t mean that he can simply erect the structure.
    The SANS states: “Where in any application the owner of any building has declared such building to be a temporary building, the local authority shall, before granting provisional authorization in terms of Regulation A23, assess such building in relation to ––
    (i) the intended use and life of the building;
    (ii) the area in which it is to be erected; and
    (iii) the availability of suitable materials from which it may be constructed.”
    In terms of plans, “in the case of any temporary building, only such plans and particulars as are contemplated in Regulation A23 shall be submitted.”
    I will add a post that explains what Regulation A23 requires and add the link in a separate comment later today.

13. You need to get a competent person to draw up plans that meet the requirements for this type of occupancy – which is found in SANS 10400-A: 2010. A3 = “Places of instruction
    Occupancy where school children, students or other persons assemble for the purpose of tuition or learning.”
    This same person will then submit the plans to the local authority and ensure that the building is erected/constructed according to the plans.
    Some structures are considered to be minor building – the only possible “wendy house” would be “childrens’ playhouses that are no more than five square metres” in area. I doubt that would be large enough.

14. Rogers what sort of advice/information are you looking for?

15. What is the requirements for putting up a wendy house? I want to use it as a simulation room for demonstrations for students. The wendy house will be ‘turned’ into a classroom at a daycare centre (creche for pre-schoolers).

16. Hi Penny
    I came across the website at the right time.I stay in a newly development residential area. when there is still lot of vacant property around. The Vacant plots have owners’-and just recently a temporary structure was built that is quite an eyesore (not a shack but made of concrete fencing-andglass windows with a tin roof).-We approached the owner of the dwelling who said that it is a temporarystructure while he builds. He was very Suspicious and first didnt want to disclose anything. Electricity has just been added to this structure,Do we have any rights against – this building which is obviously goingto decrease the price of our neighborhood.4n we request him to show as his plans, etc?

    pls advise

    Regards
    Sheril

17. hi penny in doing a project on green buildings and would like to get your advice on a few matters, is it possible to get ur email address to make it easier. thank you

18. Michele I think that the time frames are governed by the local authority. And chances are the whole scenario is open to exploitation. When you contact the authorities you need to make sure this is in writing and it is acknowledged – in writing.
    Start by contacting the local authority (and back this up with a letter – get it signed) asking these questions.
    The stupid thing is that your neighbour could have his entire build compromised. Have you tried to talking to him?
    Unfortunately I think this kind of case may need a lawyer – which means money…

19. Gabriel you will need to take all the usual National Building Regulations into account – which are covered on this site – but you will also need to research what environmental regulations come into play. Unfortunately we haven’t addressed these yet.

20. eix am a 2nd year student doing nature conservation
    at Tshwane University of Technology. i have given assignment about what are the laws,regulations and activities needed to be done to build a hotel in nature reserve. may you please help me with a source if information

21. Hi
    The person across the road from us started building renovations in December 2011. He moved out to do the building. It has been 17 months…. He is changing it to a double story. It has half a roof, raw brick walls, no windows etc. No where near completion!! We keep having trespassers on his property. Which puts us all at risk. He put half the roof on in December 2012 and NO building since then. More than the required 3 months. We have contacted council, Matthew Kempthorn our ward councillor and the law enforcement for our area and have had no help. What can we as neighbours do to? How long can one leave a house vacant as a building site? How long do you have to complete a building project?
    Hope you can offer us some advice.

22. Karen, first of all if you have been building homes for the past four years without being registered, you have been operating illegally. By law anybody in the business of home building must be registered with the NHBRC and all homes must be enrolled, whether a bond is required or not. Here is a LINK to the NHBRC web site where you can download the documents required for registration. Your subbies don’t have to be registered.
    In terms of Standards, all buildings must be built according to the National Building Regulations & Standards Act – SANS 10400 gives the requirements that are “deemed to satisfy” this legislation. If you don’t know these standards how on earth have you been building houses that comply? The NHBRC also has two handbooks that give additional information in terms of construction.
    If you are building houses, you should also be getting plans approved by the local authority. And in terms of the legislation that was passed in 2008 (five years ago), only a “competent person” may draw these plans PLUS this competent person must be responsible for the build. So if you aren’t a qualified and registered architect, engineer or one of the other people who qualifies as a competent person, you have a problem.

23. Keenan, another student asked exactly the same question yesterday. You can see my reply HERE. You should be able to get info from the other pages on this site – and possibly from our sister site, owner-building.

24. Jabulile you can read more about boundary walls here. Probably what you should have done was chat to your neighbour before you built the wall since he/she will get benefit from the wall. But I don’t think there is anything to force you to plaster it, provided it looks neat on his/her side, and is safe and sound.

25. Hi There.
    I recently built a boundary wall and plastered my side of the the wall now the neighbour wants me to plaster their side of the wall is there any law or regulation with regards to this?