SA Building Regulations (NBR) Introduction

1,269 Comments

1. Hi Penny, Ihave a few question for you:

   1. how long does a builder have to keep the plans of a building that he has built, if at all?

   2. how long, if at all, does a builder have to keep occupation certificates issued by the relevant authority (ie: municipality)

   3. Once a hoem is built, in particular a wooden house, does it have to be registered with the NHBRC. and if so, how do we go about obtaining proof of such registration and the relevant documentation?

   4. If a builder wants to deviate from the municipla approved plans for teh building of a home and the material to be used, what is the normal process to be followed? can it be just be done verbally?

   Thanks

2. Hi Penny,
   Thank you for your reply, has cleared the air.

   Kind regards,
   Richard.

3. Unless the land next door is owned by the same people who own the farm/shop you have purchased, you probably have no comeback whatsoever. However, you should probably keep informed in terms of the newly planned project and make sure that if you have the opportunity to object, you do so.

4. On the face of it I would think that your building WOULD need another fire escape staircase, but you should really consult with an expert.
   The regulations relating to fire protection (fire escapes, escape routes etc) are very specific – you need to refer to SANS 10400-T, Fire Protection. I don’t have a copy of Section T of the new regs,and I know there have been lots of changes – if anything they will be stricter. The old regs say that if any building is more than three storeys high then at least TWO escape routes must be provided. A four storey building would then need TWO escape routes.
   There is also a reference to the travel distance to the nearest escape door (or route). This is 45 m which is greater than the 38 m in your building.
   There are many other elements that need to be incorporated including lighting.
   There must be someone at your local municipality who will do an inspection for you.

5. No you won’t need plans.

6. The NHBRC was established to help regulate ALL forms of building, including schools. However there is nothing to stop someone building a school using other resources. There is a lot more at stake than simply a certificate! The NBR were drawn up to ensure that all building is safe and so builders should be guided by these regulations and the “deemed-to’satisfy rules” that have been drawn up by the SABS. Using an NHBRC-registered builder should ensure good quality building.

7. Give it some thought. The key to your answer is the fact that the building regulations have been devised to ensure that buildings are safer, more affordable etc.

8. I will approve this response in good faith on the understanding that anyone visiting our site is aware that this does not constitute any form of endorsement of the products.

9. ALL buildings in SA require planning permission, even though the reality is that many people living on farms ignore this – probably because building inspectors don’t make a practice of checking farms. I have just moved out of a farmhouse where I lived for two years that was full of “illegal” elements – primarily electrics and plumbing. I also discovered that one of the early owners would hire laborers at weekends to build onto the house. It leaks like a sieve and parts are starting to collapse; in short a disaster. If you plan to sell the farm at some stage, you are likely to hit major problems. If neighbors object for some or other reason, you might also get yourself into a lot of trouble.

10. This is not covered by the building regulations.

11. Have a look at https://sans10400.org.za/stairways/ Clearly all stairways MUST be safe and if they are not, then the owner of the property is contravening the law. As far as I am aware, “Handrails are also an important element. If a flight of steps continues for more than about five risers, there should be a handrail of some sort.” So if he has no stair-rails and the stairs comprise more than five risers, your landlord is in trouble. I suggest you report this situation to your local authority as it is a health and safety issue.

12. Kim, Part P of SANS 10400 deals with Drainage, including design and discharge details. If you go to the nearest SABS office library, you can have a look at what it says. I will also add to this section of the web site asap.

13. Ian the use of all structures must be indicated on plans that are submitted to council. However people commonly use garages for storerooms and even workshops or offices. Many garages have windows – big and/or small. In fact if you think about it, most storage lock-ups are garages! There would usually only be an issue if the garage was used for human habitation (so to speak).
    I presume the reason for owners building walls is for privacy? Technically they DO need an approved plan; and the local authority COULD demand demolition of the wall if a plan wasn’t submitted.

14. Hi Jack, I don’t follow your question.

15. This depends on the requirements of your local authority. They may also require plans, depending on the materials you choose to use. Give them a call and ask.

16. Richard I am surprised that any bank was willing to give a bond without registered house plans. However I don’t think that it is the responsibility of the estate agent to provide you with plans. The municipality should have a full set of plans. If they don’t, they have lost or mislaid them. Perhaps you can track down the original owner or builder and ask them if they have plans; or if they can give you the name of the person who originally drew up the plans. Lastly, you are under no obligation to have new plans drawn up. That is not your responsibility. I presume the house is indicated on the site plan? If you need to submit new plans at any stage (e.g. for an addition), the architect or draughtsperson would simply show an outline of the existing building on the plan and draw up detailed plans for the addition.

17. Hi Ben, I don’t pass email information on from our site; however I have mailed Liz and asked her to contact you directly.

18. Zakes, your best bet is to contact the NHBRC – see https://sans10400.org.za/national-home-builders-registration-council/ – they are based in Pretoria. If you register a company as such, you will need to go through the registrar of companies, and it will be very expensive. alternatively you can operate as a sole proprietor and just register with your local council. Good luck.

19. Good day…

    I’m Zakes Morema from Seshego on the Limpopo province. I’ve recently found interest in the constraction industry as feel that our country cannot do with out the constraction industry. I believe the constraction industry is one of the gate ways to improve the country. Through this industry i feel that may jobs can be created, many people could be provided with homes and we can build world class infrastructures that will at the ultimate improve the economy of our country.

    I would just like to know as to what rae the procedures to adhere to when registering a constuction company. if it is posible, please foward me all the details on my email address (stated above)

    Hoping for an informative response

    Have a blessed day!

20. Hi Penny, please forward me the email address for Liz, re uPVC frames.

    Thanks
    Ben

21. Hi Penny,
    I have just bought a house, registered in July through an Estate Agent. I went to the local Municipality, that had the Site Plan, Wendy House Plan, but NOT a copy of the HOUSE plan, NOT ON RECORD !!
    I bought with an approved bond, from my Bank.
    On requesting a copy of the house plans from the Estate Agent, I eventually received a copy of the SITE PLANS with the WENDY HOUSE APPROVAL !!!!!!!! In the Postbox !!
    Question : Do I have to have plans drawn up, or can I demand plans through the Estate Agent ??
    Please advise,
    Kind regards.

22. Hi bought a house a house a couple of years back that is fenced off on three sides but the fron facing road is open/no fence. I want to build a wall but is not sure of the minimum legal distance from the road. pse advice.

23. hi can you tell me what are the building requirement to build a deck 6x6m and 2.4m high

24. Hi, the approved plan does not indicate a wall between garages in a complex. The plan indicates a dividing fence. Some owners have built a single brick wall in their garage with no plan submitted to the council. What is the regulation for garage walls and garages used as storerooms. Also, what is the regulation for a dedicated approved plan whereby the storeroom is used as a garage and not storeroom. The storeroom has a large window that can be opened.

    Thank you,

    Ian

25. where can i see the law about drainage and drain pipes that drian into the garden?