SA Building Regulations (NBR) Introduction

1,269 Comments

1. Hi Eric,
   If you go to our “SABS Contact” page you will find all the addresses and contact details that you need, including the online store where you can get the latest SANS 10400.

2. Hi Frank,
   Go to our SABS-Contact page and ask the branch that is nearest to you, and they can send it to you, or you could collect it from their office.

3. Good day,

   We currently in need of the latest edition of SANS 10400,please advise
   on where can one purchase this manual anywhere in
   Johannesburg/Pretoria

   Your input will be appreciated.

   Many thanks and regards

   Eric Roediger (Pr. Arch)

4. Hi Koketso,
   Yes you can have individual title deeds for houses that are built on one single foundation slab. These could be part of a Sectional Title or a Freehold agreement and each has their own set of rules. It depends on how the property is developed.
   Single slabs are common in townhouse as well as for semi-detached houses. There a few factors that affect the decision to use a single slab; one is cost. If the developer is building a few units then it will be cheaper for him to throw a single slab and build the houses progressively. There is also a safety and stability factor. If the houses are close together and, if he were to throw the slabs at different times, he might undermine the first foundation slab when placing the second. So your foundation slab might be more stable as a single slab than if it is constructed seperately.
   With a freehold property you own the house as well as the land it is built on, and each house has an individual erf number. The freehold owner has to pay his or her own rates and taxes, insurance, maintenance, and services including water and electricity. The scenario as far as a sectional title property is concerned is very different. Here you only own the house, and all outside areas are common property, even if it is fully walled. A freehold complex has a homeowners’ association that is set up to look after maintenance of the roads, security and communal areas within the complex. In addition to the laws and guidelines in the National Building Regulations, homeowners’ association normally have their own sets of rules that all homeowners are obliged to abide by.

5. Hi Prudence,
   Even though there are National Regulations each local authority has it’s own way of handling applications. Here is a link to Cape Town’s “Land Use Management” page and here is the Joburg link to their “building_plans_approval.pdf”

6. I act on behalf of a client who is currently obtaining SDP approval
   for a new development.

   Part of his obligations are to produce a section 4 certificate

   Please advise me exactly how to go about this and who will issue the
   certificate.

   Kindly let me have a copy of one if you have one.

   Thank you. This matter is one of great urgency.

   Regards

   Prudence Miller

7. How do we go about obtaining a copy of the registered approved plans
   of our house? We bought a house (in JHB) 1.5years ago and the plans
   the previous owners gave us, does not seem to be up-to-date. It is
   also not 100% complete, as it was plans prepared for building
   alterations done in the ’70s, so certain areas are demarcated as
   “existing building” only with no further details.

   Secondly, if the registered plans are not the same as what the house
   looks like now, what should we do? Do we have any recourse to the
   seller?

8. good morning,everyone,
   can anyone help…
   We bought a house about 16 years ago and about 4 years ago had plans made up as the existing plans did not show the swimming pool,lappa and a tiny rondavel used as a laundry.
   We have now been told.,,4 years after submitting the plans..(the council having lost our submitted plans on 2 occasions) (thank heavens I had receipts)… that we must destroy the rondavel and the lapa as they are too close to building line.
   We were aware of this and had the request for relaxation letters from all neighbours signed and submitted with the plans.
   A site inspector came and told me he didn’t foresee any problems.
   To date other than the site visit we have not been contacted by council. We have been advised of their decision by the lady who did our plans.
   She also told me that the person refusing to pass the plans said he is sick of people building and then trying to get plans. We bought this house with the problem buildings already there 16 years ago!!!! . (We were first time buyers and didn’t even think to ask for plans and the estate agent never suggested it eithor….i can only presume that legislation has changed as plans were not an issue on purchasing our home.
   What is your opinion on this…do we have to comply and destroy these buildings or is there another route we can follow? I would really appreciate some advice.

9. The property was built about seven years ago and has been occupied by
   the owner-builder for approximately five/six years as can be shown by
   a study of the electricity account.

   What regulations apply with respect to the sale of the house?

10. Can one give individual title deeds to houses build on one foundation
    slab? with seperate but closely built walls? as well as seperate
    roofs? MY CONCERN IS THE SINGLE SLAB? Please help.

11. The legislation is downloadable from our downloads site. You will have to download the original law + the amendment. You can also download the old SANS 10400. NOTE that the original legislation is incorporated in this document; you will need to compare the legislation (which is shown at the top of each part with the amendments – it’s a bit laborious, but it works). The new SANS are, I am sorry to say, only available for purchase from the SABS. I hope you come right – and apologies it has taken so long to get back to you. The glitch in our system is thankfully now sorted!

12. I would like to obtain the following document:
    EF 003 Appendix B1 form
    Thank you

13. To Whom It May Concern,

    RE: THE FUNCTIONS, CODE OF CONDUCT AND JOB DESCRIPTION OF A ENGINEER.

    It would be appreciated if you could help me with the following
    question? I want to have a house built and I would like to know what
    are the:

    1. Functions and processes that the engineer is to carry out?

    2. Does the engineer liaise and visually inspect (on site) with the
    architect and contractor the plot/land for contours, soil conditions,
    thus determining the plan of the structure and determining of the type
    of foundation to be applied? (prior to commencement of building
    oerations).

    3. When and at which stages does the engineer need to inspect the
    building operations?

    4. If a problem should occur, due to negligence on the part of the
    engineer, is the engineer covered by an insurance?

    Thank you for your kind attention, and I look forward to your
    response.

    Best Wishes/Mit freundlichen Grussen

14. Good day
    Thank-you for your useful website
    kindly send me the link where I can download the latest building
    regulations thank-you

15. I presume this would fall under Facilities for Disabled Persons Part S, and this has changed completely. I am not sure what the answer is. The quickest way to check is to go to an SABS library and have a look at Part S. The other issue is that your local authority may require you to get permission to run this type of business from home. You’ll need to check that with them.

16. My daughter is a psycologist and we believe she can not work from the residence so I decided to build for her a consulting facility adjacent to the residing house the issue now is: is it law that she must provide paraplegic facilities?

17. Pam, the National Building Regulations state that “any freestanding wall built with masonry, concrete, steel, aluminum, or timber or any wire fence that does not exceed 1,8 m in height at any point above ground level and does not retain soil,” is a form of minor building work. And minor building work does not require plans – as you will see if you click on the link above. However, you do still need to notify the local authority of minor building work, and they may require certain documentation to be filled out, including a site plan. Furthermore, some local authorities DO require plans for ALL walls and fences. Your best bet is to check with your municipality what exactly they require. Presuming your fence is below the 1,8 m height, point out to them that you are aware the project falls under “minor building work” in terms of the NBR.

18. Please can you tell me if I need to have plans passed or municipal approval to put a palisade fence between my property and my neighbours?
    Thank you,
    Pam

19. Venetia, In terms of rates, local authorities are supposed to regularly update their records in terms of what is on a property vs plans. But I think the reality is they are so short-staffed they generally can’t even cope with new building. (About six years ago I remember a building inspector coming to check on the buildings on a farm where we were living – so it does sometimes happen.) If you don’t rebuild the building, then you could apply for a reduction in rates. In terms of rebuilding, I think the NBR would require you to notify the local authority that you are going to rebuild (i.e. the same requirement as for minor building work). But you would need to be sure that the plans comply with the current NBR. Plumbing might be a problem because of improved standards. If anything doesn’t comply, I guess you would simply have to submit a rider plan. You would also have to do this if you wanted to change anything – the position of doors and windows for instance, or make it smaller or bigger. Converting the measurements shouldn’t be too much of a problem though brick/block sizes may not match. At the end of the day it will be up to your local authority to decide what they need. As the law states in regard to minor building work, you don’t need plans for “the erection of any building that the local council doesn’t believe plans are necessary for”.
    Regarding the wall. Some local authorities want plans for walls and fences; other will allow walls to be built to a certain height. The best thing is to check with your local authority what is required. Their concern will generally be that the foundations are sufficient to carry the load of the wall, and that the wall is on the correct boundary line.

20. Hi i was looking at my house plan and noticed a building on the plan that is not there today. i remember it been there as a child. 1. am i paying rates for this building 2 can i rebuild this building on the same spot or will i have to have a new plan drawn up. this house was buildt in 1945 and the measurements are in inches. must i also draw up a plan for a boundery wall that i want to build

21. Jan, The Building Regulations don’t cover swimming pools directly, but they do cover storm water drainage in general. More specifically, SANS 10252-2 covers drainage installations for buildings. This includes the necessary gradients for storm water drains, and where and how they should be built.
    Anyone building a swimming pool must ensure that the overflow drains to a natural watercourse, a storm water drain, or a surface water channel. Neither the overflow nor any water that is emptied during the backwashing process should be emptied on the street or to any other public place. It also may not be emptied onto someone else’s property.
    SANS 10209 The design and construction of private swimming pools covers the layout, design and construction of private swimming pools. Appendices covering the use of trees near a pool, construction procedures, painting and pool maintenance are also covered in the standard. It does not cover the provision of heating equipment. In terms of drainage/water, the standard covers pipework and drainage outlets; control of water during excavation; pool inlets and outlets (i.e. flow of water in and out of the pool).
    It sells for R213.00 and you can order it from the SABS web store.

22. John the SA National Building Regulations don’t specify this. I think it probably falls under the local authority. Try contacting your local authority for information. You could also phone the SABS and see if there are any standards relating to site boards. I can only find information about safety signage. Sorry I can’t be more helpful.

23. what is the wording and layout for a site board at a construction site please?

24. Hi, I would like to know what the rules and regulations are towards storm water drainage or the away flow there of when construction a swimming pool? If any how much provision must be made? Thanks Jan

25. I have written a concise book, which is very inexpensive, called Start and Run a Professional Bricklaying & Tiling Business, as well as similar titles about concrete work and plumbing. The three are similar, but each with a different focus. I will let you know when they become available – it will be soon.