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.
I live in a block of flats. There 4 floors with 5 flats per floor totaling 20 flats. the width of the building is 38m.
It has a staircase of 2.4m in the middle of the building.
My question is; Is there supposed to be another fire escape staircase?
Hi there,
I purchased a farm/shop some 6 months ago. The shop has been established for at least 27 years and I’ve just been told that someone is planning to build a shopping center on the land next door. How do I object to the project and do the company need to inform me if this planned project is definite.
Kind regards
Good day
Please indicate if the NHRBC certificate is not required for schools, to ensure proper compliance when one is building a school.
What certificate must one have to ensure safety requirements when one is building a school.
Hi,
We have purchased a duplex in a complex where two of the outer walls were built out of dry walling, as these units are 30 plus years old the dry walling has rotted. Will I need plans to remove dry walling and block up? The standard door will be removed and a Alu sliding door fitted?
Many thanks, Tyrone
Hi
I need to know what regulation/s are there on building WIFI Towers, height, can it be build in residential areas ect….
thanks
Werner
Hi, we have rented a office block which has stairways 3m wide. When it rains or the stairs a wet the floor becomes slippery that might lead to an accident. We have spoken to the Landlord about erecting hand rails but refused and emphesised that we put it ourself. What is the law saying about this?
Hi I’m busy with an assignment based on the SA building Regulation and would just like to no what impact does the ragulation have on the quality management system in a building project for the public sector.
Hi,
We are wanting to build on a farm. do we need to hand in plans or get “permission” in order for us to do so?
Many people have told me that because it is on a farm, handing in building plans etc is unnecessary.
Is this true?
I don’t know if it matters, but it’s just outside Pretoria East.
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ever structure which has a roof requires plans.
Hi Alan
By law you have to have plans for anything with a roof and for walls exceeding a height of 1,8 meters / 1800 mm high.
Even a swimming pool needs plans.
The larger local authorities have dedicated departments which sole purpose if to monitor construction without plans. This handled with final warnings to submit within 30 days architectural plans or face a demolition order.
Colin, in addition to the Building Regulations (SANS 10400) which is what we focus on in this site, there are more than 130 other SANS that relate to plumbing! Since plumbing installations MUST be undertaken by a qualified and registered plumber, your plumber will be able to advise. SANS 10252-2 refers to many of the plumbing standards, so this could be a starting point if you want to find the info for yourself. If you go to your nearest SABS office, go to their library and ask to look at the standard. The librarian will also be able to do a search for relevant SANS that cover civil engineering construction relating to plumbing.
I believe that uPVC pipes (for sewers and drains) and pipe fittings must comply with SANS 1791. In terms of encasing the pipes in concrete, usually they would be if laid in a concrete floor or ceiling. But there are also design factors that come into play. This is where a civil engineer would be able to help.
Because of the timeframe, you will probably have to have the plans altered to show the new bedroom as well as reflect existing building that isn’t on the plans – i.e. you won’t have recourse to hold the previous owner liable. On the positive side, you will probably find that you have been paying much lower rates than you should be paying! Before you do anything, double check that they have given you the most recent set of plans. It is quite possible that they have pulled an earlier set by mistake.
The first logical step would be to check that the additions are being done in accordance with local regulations. Your local authority or municipality will be able to advise on this. If your neighbour plans to sub-let a part of his house, you can’t stop him/her. I think your only recourse would be to take action if your privacy is in fact invaded – but you can’t do this in advance … You would probably have to prove “nuisance”. Have you chatted to your neighbour and shared your concerns?
Liz I think a lot has to do with the fact that we generally have a “kind” climate and so people haven’t bothered with things like window frames with good thermal properties, double-glazing and so on. I am working on a book about sustainable living in SA and this is exactly the type of issue I am addressing. While aluminum frames have been popular for a long time, uPVC just hasn’t caught on. If you do start a business in this field, I’d love to know more about it (I have mailed you my personal email address). I would think that approaching construction companies would be a good idea. You could also approach specialist magazines and ask them to do articles about your products – and/or you could advertise. You should also develop a good Internet presence – with a comprehensive website that contains advice for prospective clients. Marketing is the most important aspect. And you need to consider whether you will sell directly, or whether you need to find an outlet that will distribute your products for you. Good luck.
When does a pvc soil water pipe need to be encased in concrete
Hi Penny
I am in a similar situation. I bought a house 8 years ago, and have just received a copy of the building plans as I want to add on a bedroom. About 60% of the current house is not reflected on the plan. How would I proceed with the bedroom addition in this case. PS, I do have a bond, and the bank did not pick up any discrepancy
Hi there! I am very interested in the window frame industry here in SA and why it is taking so long for people to adapt to better aluminium and uPVC frame designs? If I were to start a small business to supply such frames, and to adhere to these better themal ability guidelines, who would I approach to supply the frames to: for example, if for government, would I approach the construction companies that win tenders? If for private, who would I approach to supply them with better materials?
Naiive – but- innovative, Liz
The owner of the adjacent home want’s to go up a story with windows on my side, despite the 2 m gap between the our boundary and his building, I am concerned with my compromised privacy and that he may have intentions of sub letting the upper level to tenants.
Kindly advise if this would be considered an issue, what my rights are and what procedure should be followed if it is worth objecting?
Our assistance/ advice much appreciated
It depends what sort of covering you use. If it is solid, then strictly speaking you should have plans. Also, if the wall is on the boundary, you might need permission from the local council. If a neighbour complains, you might have a problem.
hi i want to put a carport,”covering”,between my house and vibracrete wall in my yard,do i require a plan and also does the extending my wall require a plan?
Check it out with your local authority because it is their call. e.g. The requirements for a garage are NOT the same as for a habitable room! There are many other factors that also come into play including ventilation requirements and load-bearing walls. Play it safe now rather than be sorry and stuck with a major problem later.
Zelda I am not a lawyer, and you may need to get legal advice on this one. But the building regulations changes several years ago, so I doubt very much that they can claim anything linked to this. Sounds to me like they are taking a huge chance. If I were you I would refuse and threaten legal action… but then I don’t know all the facts. You might be able to get advice from your bank/or their lawyers. Good luck, keep me posted. BTW there are lawyers on the Internet that will give advice for about R250…
Hi
I am currently in the process of purchasing a renovated house, it has been built according to plan, however there are a few changes eg. the garage was actually turned into an additional bedroom and one of the external doorways was sealed off because there would have been too many external entrances to the property. I am aware that it does not really matter if the internal walls change according to plan but does this apply to the exterior walls as well?
Cindy
Hi Penny,
I entered into an “offer to purchase” with a developer in April / May. I have the bond approval etc and received a call this morning to advise me that I have to contribute to the following due to changes in building regulations : 1) solar geyser and 2) insulation. Please advise if this is for my account. As far as I’m concerned the onus is up to the developer / builder to ensure that he remains within the building laws and regulations. I am besides myself as this is another R15000 I have not budgeted for!