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1. hi I’m studying architectural draughting. I hv an assessment can u plz send me steel window standard measurements

2. Mary-ann – you, the home owner are responsible for these payment.

3. Dear Penny,

   if I build a house, is the builder responsible to pay for my water and electrical connection or am I as home owner responsible?

   Thank you

4. Many thanks for the effective service!

5. Francois, Part A of 10400 classifies the occupancy types of different buildings. I am not sure which type your factory would be. Very little has changed from the previous regs, so have a look at pages 34 and 35 in THIS DOCUMENT. I think the only changes are the E4 Health Care and H5 Hospitality have been added. But that shouldn’t affect you. On pages 124-127 of this same document (Part P Drainage) there are a number of tables that state the requirements. There are some minor changes, but they are essentially the same. If you want to be 100% sure then you can access Part P at an SABS library. Each part of SANS 10400 is now available separately, rather than in one document as it was in 1990.

6. Would you kindly advise what is the minimum number of sanitation facilities required for a factory?
   I remember that the old Mine Works and Regulations Act covered this as one facility for the first 10, then two for the first 25, and so on. This act was repealed, and ever since I could not find a direct answer.
   I am sure that the Building Regulations should cover this?
   Many thanks.

7. The Act states that: “The occupancy of any building shall be classified and designated according to the appropriate occupancy class given in column 1 of table 1 and such classification shall reflect the primary function of such building: Provided that, in any building divided into two or more areas not having the same primary function, the occupancy of each such area shall be separately classified.”
   So I presume that a school hall will be classified as an A1 building – for entertainment and public assembly “where persons gather to eat, drink, dance or participate in other recreation” – rather than A3, a place of instruction where school children, students or other persons assemble for the purpose of tuition or learning; though the school itself will be classified A3. If I am right then if the seats are fixed, the size of the 400 seats will determine the size; otherwise you require one square metre per person. “Number of fixed seats or 1 person per m2 if there are no fixed seats” is what it actually says. An A3 building requires five square metres per person. I assume though that this would be where they are actually taught – i.e. the areas will be classified differently.

8. What is the required size in square metres for a school hall to take 400 persons seated.

9. Jason, as far as I know this is governed by by-laws rather than the Building Regulations. So contact your local authority for information.

10. Height restrictions are normally covered in local authority by-laws – e.g. The City of Cape Town has a new zoning by-law and in this there are maximum height requirements. Unfortunately when it comes to view, it is only complexes that have requirements/restrictions.

11. What legislature documents can I look at that will cover law on height restrictions and view?

12. In terms of the National Building Regulations and Building Standards Act, construction of any “open-sided car, caravan or boat shelters or carports that do not exceed 40 square metres in size” is regarded as minor building work (click on the link to read more) which does not require plans. You are though expected to notify the City of your intention to erect such a structure. When it comes to complexes, they have their own sets of rules and regulations. Are they wanting you to get approval from them or the City? Unless the structure is larger than 40 sq m it seems rather extreme to force you to dismantle it.

13. The association of my complex wants me to bring down a car shade which I erected because I did not get their permission nor that of the city. I was not aware that I needed this. Is there anyway I can prevent them from bringing down the structure while I get the approvals?

14. Graham, the owner of the apartment (specific flat) is responsible for the maintenance of the unit he/she owns. Only the public areas will be the responsibility of the principals. Any variance would be recorded as part of the deed of sale. So if you own the apartment you will have to replace the window; if you are renting, it is the landlord’s responsibility – unless there is a clause in the lease agreement that state’s that the tenant is responsible for maintenance (which would be very unusual).

15. please advise me on the following problem. are windows considered as part of the structure of the building. i live in a block of flats and the wooden window frames are rotten. the directors of the flat have decided that it is not the flats problem and that the owner of the flat is responsible for the replacement. i maintain that the windows are part of the building and that as the responsiblity of the flats. who is correct ? and where do i find proof as to who is correct. thanx

16. Hi,

    Is there any code and/or specification regarding to sectional title parking bay allocation requirement? I’m under the impression that parking bays are allocated depending on the relative living space between different apartment. How does the building regulation defines “living space”?

17. Maphisa, the local municipality is not permitted to alter the regulations. The National Building Regulations and National Standards Act was changed in 2008, and since that date, the SABS has progressively released the new guidelines on how these can be “satisfied”. Part A: General Principles and Requirements, which is the part that deals with plans, was released in November 2011. I wasn’t aware that drawings had to be done on computer at all. I’ll check for you as soon as I get a chance.
    Since you are registered with SACAP, why don;t you ask them for clarity? Certainly the NBR guidelines for plans didn’t change in November last year, but there might have been something that the local authority changed in terms of requirements. That is perfectly legal. The same applies to dimensions of a toilet. The law doesn’t specify a size; I need to check whether the SANS do. These were released early on, in October 2010.
    The local authority is not obliged to supply you with a copy of the NBR. The SABS SELLS these; but you can access them at an SABS library at no cost – i.e. you can read through them there.
    So to answer your question:
    The local authority cannot change the NBR, but they can change their own requirements. You can source the NBR at the nearest SABS library. You can demand a copy of the local authority requirements. That they are obliged to give you.
    I hope this helps.

18. I have registered with sacap, for guidance and protection of my work as a draught person, as I am writing you this comment, I am faced up with a chalenge of our local manucipality personnel whom I believe is practicing conflict of interest, he keeps on changing the regulations as he sees it fit; 1. All drawing plans must be computer drawn since last year 2012 November; 2. The dimensions on a normal residential dwelling toilet excluding the bathroom must be 1000mm x 2000mm irrespect of the space and coverage per site dimensions and many other changes like garage dimensions which, I request him to avail the copy of ammended Building Regulations SA, he does not have it because if he has it he could have provided me with by now. Now is it legally correct for this personel to change the regulations like he is doing and not provide us with the source of this Building Regulation changes. Kindly help?

19. hi Lizette,
    Penny is right that falls under minor building works but still what people don’t know is that even thou one need not to submit plans for structures under minor building works, they still need to do a sketch site plan accompanied by a letter informing the council of what is going to happen so that they can monitor for Encroachments & potential damage to service.

20. Part A: General Principles and Requirements of the National Building Regulations.

21. Lizette, you need to ask the owner of the property what the townhouse rules and regs are. The body corporate will probably be acting on internal rules and not the National Building Regulations. Enclosing a patio with a sliding door will – I am certain – fall under minor building work. Have a look at this link; it explains this very clearly. Also HERE (scroll to the end of the treehouse article.
    Alternatively ask the body corporate representative what they are basing their objection on. Minor building work DOES NOT require plans.

22. Oh, and under which section would I find regulations/guidelines for this?

23. Dear Penny

    We live in a townhouse. With permission of owner we enclosed our braai area, using wooden frames with glass. Using same material, a slidding door on one side. Now, two years later we were issued with a letter from the body corporate saying we erected an illegal structure and need to submit plans for this. The roof, floor and electrical wiring was all in place, we only added the frames with glass. No bricks or sement was used, it basiccally clips on. What is your thoughts on this?

24. I’m afraid there is no simple answer to your question. The NBR are organized according to building elements e.g. foundations, walls etc… and if any of these is included in your washbay structure, it will apply. You aren’t going to find a section dedicated to “building washbays”. There are also tables that classify “structures” according to occupancy and population. e.g. a parking garage for storing or parking more than 10 motor vehicles is classed J4 (if that’s where your washbay is) – and at various times in the regs, reference will be made to class of occupancy – to differentiate. If your washbay is on a “low risk industrial” site, then it will be classed D3 and the requirements may be different. If your washbay is on your property, next to your garage perhaps, then it will be classed H3 (I think).

25. Under what section would I find guidelines for building washbays