Fire Protection
What SANS 10400: Part T – Fire Protection Says
What the Act Says
Essentially the legislation is concerned quite simply with the need for all buildings to be designed, constructed and equipped so that in the event of fire:
- the occupants or people using the building will be protected – including persons with disabilities;
- the spread and intensity of any fire within buildings, and the spread of fire to any other buildings, will be minimized;
- sufficient stability will be retained to ensure that such building will not endanger any other building: provided that in the case of any multi-storey building, no major failure of the structural system shall occur;
- the generation and spread of smoke will be minimized or controlled to the greatest extent reasonably practicable; and
- adequate means of access, and equipment for detecting, fighting, controlling and extinguishing such fire, is provided.
The requirements of the Act will be deemed to have been satisfied if the design, construction and equipment of buildings complies with SANS 10400 Part T and satisfies the local authority.
The Act also specifies several offences that owners of buildings need to avoid, including the need for fire extinguishers that comply with SANS 10105. Also, if people do anything to obstruct escape routes in buildings, they will be guilty of an offense.
What the Standard Says
The regulations for Fire Protection are contained in a 91 page document published by the SABS, SANS 10400: Part T Fire Protection. Much of the information is the same as that published in the 1990 version of the Standard that you can download from this site.
SANS 10400 Part T is broken down into several parts:
Requirements
The bulk of the Standard is made up of a vast number of different “requirements” that relate not only to dwelling houses, but to every other possible type of building, from hospitals to parking garages.
The requirements for effective fire protection include:
- general requirements,
- regulations relating to safety distances,
- fire performance,
- fire resistance of occupancy-separating and division-separating elements,
- fire stability of structural elements or components,
- tenancy-separating elements,
- partition walls and partitions,
- protection of openings (Note that the drawings in SANS 10400 – 1990 that illustrate this have not changed),
- raised access and suspended floors of combustible material,
- roof assemblies and coverings (the drawings remain unchanged in the new version of the Standard) including thatch,
- ceilings,
- floor coverings,
- internal finishes,
- provision of escape routes,
- exit doors,
- feeder routes,
- emergency routes,
- dimensions of components of escape routes,
- width of escape routes,
- basements,
- stairways and other changes of level along escape routes (the drawing that shows the position of doors in relation to a change in level has not changed),
- ventilation of stairways in an emergency route,
- pressurization of emergency routes and components,
- openings in floors,
- external stairways and passages,
- lobbies, foyers and vestibules,
- marking and signposting,
- provision of emergency lighting,
- fire detection and alarm systems,
- provision and maintenance of fire-fighting equipment, installations and fire protection systems,
- water reticulation for fire-fighting purposes,
- hose reels,
- hydrants,
- automatic sprinkler and other fixed extinguishing systems,
- portable fire extinguishers,
- mobile fire extinguishers,
- fire-stopping of inaccessible concealed spaces,
- protection in service shafts,
- services in structural or separating elements,
- smoke control,
- air-conditioning systems and artificial ventilation systems,
- lift shafts,
- lifts,
- firemen’s lift,
- stretcher lift,
- stage and backstage areas,
- eating arrangements in auditoriums or halls and on grandstands,
- parking garages,
- operating theatres and intensive, high or critical care units,
- installation of liquid fuel dispensing pumps and tanks,
- installation of other tanks,
- warehousing of dangerous goods,
- dangerous goods signage,
- access for fire-fighting and rescue purposes,
- resumed fire resistance of building materials and components,
- building materials,
- guest houses and bed and breakfast accommodation (this is completely new),
- health care facilities (this is also completely new).
Safety Distances
Although there are other provisions, including the classification of the type of external wall, the table below may be used to establish safety distances where walls do not contain windows or other openings. For ordinary “dwelling houses” where the area of elevation facing any boundary is not more than 7,5 m2, such safety distance may be reduced to 0,5 m.
Fire Resistance
There are several tables (five in all) that indicate requirements for compliance with “Presumed fire resistance of building materials and components”.
This table shows what is required for “structural walls”.
This table shows what is required for “non-structural walls and partitions”.
Rational Designs
The design requirements include the need for a competent person to ensure that the level of fire safety is adequate. This is particularly important in large and public buildings.
This drawing shows the basic fire safety engineering process.
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Refuse Disposal
Hi Desi, You are correct—tampering with or removing fire safety equipment is illegal. The relevant laws and regulations they need to reference include:
1. National Building Regulations (SANS 10400-T: Fire Protection)
SANS 10400-T (Fire Protection) is part of the National Building Regulations (NBR) and covers the installation, maintenance, and legal requirements for fire equipment (hydrants, hose reels, extinguishers, etc.).
According to SANS 10400-T, fire-fighting equipment must remain in place, functional, and accessible at all times.
Tampering with or removing fire equipment could lead to penalties or legal consequences.
2. The Occupational Health and Safety Act (OHSA) – Act 85 of 1993
Under Section 9 of OHSA, every employer or responsible party in a building must ensure a safe environment, including properly maintained fire safety equipment.
Tampering with fire safety equipment may be considered a violation of OHSA, making the responsible person liable for penalties or legal action.
3. Municipal Fire Safety Bylaws (City of Cape Town)
The City of Cape Town’s Fire Safety Bylaws align with SANS 10400-T and OHSA, prohibiting the unauthorized removal or obstruction of fire-fighting equipment.
The visitor can contact the Cape Town Fire & Rescue Services or check their website for specific local bylaw references.
4. Sectional Title Schemes Management Act (STSMA) – Act 8 of 2011
Trustees have a duty to ensure compliance with fire safety laws in the common property of a sectional title scheme.
The removal of a fire hose reel without approval may be considered a breach of scheme rules, and the responsible party could be held accountable.
What You Should Do
Report the incident to the Body Corporate & Fire Department—a missing hose reel is a serious fire risk.
Request a copy of the scheme’s approved fire safety plan—it will confirm legally required fire equipment placements.
Check Cape Town’s Fire Safety Bylaws online or contact the Fire Safety Division for official documentation.
Hi Danielle, Not all business properties are required to have a fire hydrant. The need for a fire hydrant depends on several factors, including:
1. National Building Regulations (SANS 10400-T: Fire Protection)
A fire hydrant is generally required for commercial and industrial properties larger than 500m² or those with a high fire risk.
Smaller business properties in low-risk zones may not require an on-site hydrant but must have adequate fire-fighting equipment (e.g., extinguishers, hose reels).
2. Municipal Bylaws & Fire Safety Requirements
Local fire departments set specific rules regarding hydrants based on the property size, zoning, and occupancy type.
A business within a well-serviced area may rely on municipal hydrants nearby instead of having its own.
3. What You Should Do
Check your approved building plans—fire safety measures should be included.
Consult the local fire department to confirm requirements for their specific location and business type.
Hi Kerry, Yes, in South Africa, the installation of a fire alarm system in a building used for business purposes is a legal requirement, but it depends on several factors, including the size, occupancy type, and fire risk classification of the building.
Regulations Governing Fire Alarms in Businesses:
SANS 10400-T (Fire Protection) and SANS 10139 (Fire Detection and Alarm Systems for Buildings) set out the fire safety requirements, including the need for fire alarms.
The National Building Regulations (NBR) Part T states that a building must be designed, constructed, and equipped to protect occupants from fire hazards.
Municipal by-laws and fire department regulations may also apply, depending on the location of the business.
When is a Fire Alarm Required?
Small, low-risk buildings (e.g., offices, small shops): If the building is below a certain size and has minimal fire risk, manual firefighting equipment (e.g., fire extinguishers) may be sufficient.
Larger buildings or high-risk occupancies (e.g., warehouses, factories, shopping malls, hotels): A fire detection and alarm system is typically required.
Public and high-occupancy buildings: Buildings such as hospitals, schools, and high-rise offices must have fire alarm systems to comply with safety regulations.
Who Determines the Fire Alarm Requirements?
A fire risk assessment by a fire consultant or municipal fire department will determine if a fire alarm system is needed.
Local fire regulations and municipal by-laws outline specific fire safety requirements for businesses in different zones.
An architect or fire safety engineer can assist in ensuring compliance with SANS standards.
Next Steps for Business Owners:
Check your local municipal fire regulations or consult the fire department for specific requirements.
If required, ensure that your fire alarm system meets SANS 10139 standards and is installed by a certified professional.
Maintain compliance by servicing and testing fire alarms regularly, as required by law.
If your building is already operating without a fire alarm and one is required, you may face fines or be required to install one to obtain or renew your business operating license.
Maximum Warehouse Space Without Partitions – South African Building Regulations
The maximum area a warehouse can have without partitions depends on several factors, primarily fire safety regulations and structural considerations under the National Building Regulations (NBR) and SANS 10400. Here are the key points to consider:
1. Fire Safety Requirements (SANS 10400-T: Fire Protection)
According to SANS 10400-T (Fire Protection), large open-plan buildings like warehouses must comply with specific fire compartmentation rules to prevent the spread of fire.
Fire Compartments: SANS 10400-T sets limits on the maximum floor area of a single open warehouse space before fire walls or fire doors are required to divide sections.
Sprinkler Systems: If an automatic fire sprinkler system is installed, the maximum allowable space without partitions is significantly larger than a warehouse without sprinklers.
General Fire Compartmentation Limits
Without a sprinkler system: The maximum single warehouse compartment is typically 5000 m² before a fire-resistant partition is required.
With a sprinkler system: This limit can be extended up to 10,000 m², but this depends on the design, occupancy, and fire rating of the structure.
The actual requirements depend on warehouse classification (storage type, flammable materials, etc.) and local fire department regulations.
2. Structural Considerations (SANS 10400-B & SANS 10160: Structural Design)
Roof Span and Support Beams: Large, open warehouse spaces require proper structural design to prevent roof collapse.
Wind and Load Resistance: SANS 10160 provides guidance on how large open structures should be built to withstand environmental factors.
3. Local Municipality and Zoning Regulations
Each municipality may have additional zoning laws and building by-laws that limit maximum warehouse size before partitions or fireproof barriers are required. Before planning a warehouse, consult your local municipal building inspector or fire department for specific requirements in your area.
Conclusion
The general rule under SANS 10400-T states that:
Without sprinklers: A warehouse should not exceed 5000 m² without partitions.
With sprinklers: The limit can be 10,000 m², depending on fire risk and structural design.
To determine the exact requirements for your warehouse, consult a fire safety expert, architect, or municipal building control officer.
Hi Tinus, Here’s a comprehensive response to the query:
Fire Extinguishing Equipment Requirements for Retail Stores in South Africa
To comply with insurance requirements and the National Building Regulations and Building Standards Act (Act 103 of 1977), fire extinguishing equipment must meet specific criteria regarding quantity, type, and placement in a retail environment. Here’s how you can find the necessary information and ensure compliance:
1. Reference the National Building Regulations
The requirements for fire extinguishing equipment are outlined in SANS 10400 Part T: Fire Protection. This section covers fire safety measures for all types of buildings, including retail stores. Key points include:
Fire Extinguisher Placement: The placement of fire extinguishers must ensure accessibility and visibility. They should be installed in common areas, near exits, and at strategic locations to cover the store effectively.
Number of Fire Extinguishers: The number of extinguishers required depends on the size of the premises (measured in square meters) and the level of fire risk associated with the type of goods being sold (e.g., flammable materials increase fire risk).
Type of Fire Extinguishers: The type of fire extinguisher (water, foam, CO₂, or powder) must correspond to the nature of the fire risk. For example:
CO₂ extinguishers for electrical fires.
Powder extinguishers for mixed risks, including flammable liquids and gases.
Water or foam extinguishers for Class A fires involving ordinary combustibles.
2. Consult Insurance Requirements
Insurance companies often have specific fire safety requirements that align with or exceed the National Building Regulations. These may include:
Minimum extinguisher ratings (e.g., 4A:20B).
Annual servicing and certification by a registered fire equipment service provider.
Installation of additional fire protection systems, such as sprinklers, in larger retail spaces.
3. Engage with a Fire Safety Expert
To ensure compliance, it is advisable to hire a qualified fire safety consultant or service provider. They can:
Conduct a fire risk assessment to determine the required number and type of extinguishers.
Provide guidance on meeting SANS 1475, which governs the installation, inspection, and maintenance of fire extinguishing equipment.
4. Consult Local Authorities
Local municipal by-laws may impose additional fire safety requirements for retail stores. Contact your local fire department or building inspector to confirm:
Specific by-law requirements for fire safety equipment.
Approval of fire safety plans and certificates of compliance.
5. Additional Resources
Here are some key resources for further information:
SANS 10400 Part T: Fire Protection (available from the South African Bureau of Standards).
Local fire safety by-laws from your municipality (e.g., City of Johannesburg Fire Safety By-Laws).
A reputable fire equipment supplier or service provider certified under SANS 1475.
Practical Steps to Take
Assess Your Space: Calculate the total square meterage of your retail store.
Identify Fire Risks: Determine the type of goods sold and their associated fire risks.
Engage Professionals: Hire a fire safety consultant or service provider to inspect your store and provide recommendations.
Install and Maintain Equipment: Purchase and install compliant fire extinguishing equipment, and schedule regular maintenance.
By following these steps, you can meet both the legal and insurance requirements, ensuring a safe environment for your customers and employees.
Hi Lulu, The fire detection requirements for an industrial building in South Africa are regulated by:
✅ SANS 10400-T (Fire Protection)
✅ SANS 10139 (Fire Detection and Alarm Systems)
✅ Local Fire By-laws (City of Cape Town Fire Safety Regulations)
Fire Detection System Requirements for a 2,150m² Industrial Building
1️⃣ General Fire Detection Requirements
Warehousing Areas: Fire detection is not always required in large, open-plan warehouses unless they contain high-risk materials (e.g., chemicals, flammable goods). However, manual call points (fire alarms) may still be needed.
Office Areas (300m²): Fire detection systems are required in office areas, including smoke detectors, heat detectors, and manual alarm points.
2️⃣ Sprinkler System Considerations
If your warehouse exceeds 2,500m², a sprinkler system is mandatory.
If you store flammable materials or the fire risk is high, sprinklers may be required even below 2,500m².
3️⃣ Emergency Exits & Fire Safety Compliance
Clearly marked fire exits with emergency lighting.
Fire extinguishers and hose reels placed according to SANS 10400-T.
Smoke ventilation may be required depending on the building design.
4️⃣ City of Cape Town Fire Department Approval
Before occupation, your fire protection plan must be approved by the City of Cape Town Fire Safety Division.
What You Should Do Next:
✅ Consult a Fire Engineer: A qualified fire consultant can assess your exact fire detection needs.
✅ Submit a Fire Safety Plan: Required before construction or occupation.
✅ Check Local By-laws: The City of Cape Town may have additional requirements based on zoning.
Conclusion
Your office area requires a fire detection system, and your warehouse may need fire safety measures depending on risk factors. You must comply with SANS 10400-T and the City of Cape Town’s fire regulations.
Hi Ruaan, The building inspector is correct that there are fire safety regulations that dictate the minimum distance between a door and a window in certain cases. This is primarily to prevent fire spread and ensure safe egress in case of an emergency.
Possible Solutions:
✅ Installing a Fire Door (SANS 1253 Compliance)
If you install a fire-rated door that meets SANS 1253 standards, it may comply with fire safety regulations.
However, you should confirm with the building inspector whether a fire door would satisfy the requirement, as the placement might still be an issue.
✅ Moving the Door
If the inspector insists on 1000mm clearance, your safest option may be to relocate the door to another wall to comply with the regulations.
This avoids potential legal issues and ensures full approval for occupation.
Best Course of Action:
📌 Consult the Building Inspector Directly – Ask if a fire-rated door will resolve the issue or if the only option is to move the door.
📌 Reference SANS 10400-T (Fire Protection) – This section covers fire door requirements and distances between openings to prevent fire hazards.
📌 Avoid Demolition If Not Necessary – If the fire door is an acceptable solution, it will save time and costs compared to repositioning the door.
I hope this helps!
Good day,
Should all fire safety signage(exit signs, extinguisher etc. be photo-luminescent and framed?
Regards,
CASSY
good day, i would like to now what is the distance allowed to put up a free standing store from a fire hose that is attached to a wall,
I have a question for some one that can advise me please. What is the flow and pressure requierments according to SANS for a fire hydrant system. I am trying to satisfy our Insurance from the body Corporate side.
I have it as 1200 liters/min at 3 Bar at furthest point from pump supply.
Hi
What is the minimum required size of a building used for business to qualify for fire hose reel?
Hi
I left a message here the other day but it seems to have disappeared.
Where can one find in SANS 10400 a table, diagram or chart highlighting how one chooses the size of a symbolic safety sign (150×150, 190×190, 290×290 etc) according to the distance it is viewed (5m, 10m, 15m etc)? I bought SANS 10400 – A but it has not directed me, I assume it may be in part T but before I buy more standards I would prefer to know which one it is in. I also bought SANS 1186 – 1 to 5 which deals with Symbolic safety signs but its not in those either so thought its probably in the application of the building regulations. I would appreciate some direction if you are able to assist.
Thanks Mike…
Hi
Are you able to tell me which of the ‘application of the building regulations’ SANS standards has a chart for deciding on the size of a symbolic safety sign based on the viewing distance. I have all of SANS 1186 1 – 5 for symbolic signs but I need to establish where I would find size choice information before I go buy the actual standard. I have bought SANS 10400 – A but it is not helpful about exactly which one would have this chart in it.
Thank you
Mike…
Hi. I have a double storey building facing another property, 1,5 m from the boundary. The boundary wall is 2,4m. plastered brick work.
On the other side of the boundary wall is a 5,5m. right -of-way servitude. So the building on my side will never be closer than 7m. from the nearest building.
I am trying to calculate permissible window areas on my bulding, and am having difficulty interpreting the SANS documnets. Can you help ?
What are the legal requirements regarding fire escape routes in residential family homes ? I live in a home with ONE external door for access( entry and exit) other than a double garage door accessible from inside (the one external door and the garage door are on the same side of the house and relatively close to each other ( 3/4 metres).
Contact your municipality fire officer and ask. Generally homes do not need fire extinguishers by law.
If you are building, your architect will be able to tell you. If not, contact your local authority. This is something you cannot mess around with!
wat are the requlations relating to the provision of fire escape to a dormitory (hostel buildig?
Good afternoon,
I would like to know how many fire extinguishers is needed per square meter for home and office space.
This has nothing to do with the National Building Regulations
Good day
when shall firefighters and fire marshal shall attend a refresher training?
Regards
Nkosinathi Thango
Hi good People
I am a builder and completed a new garage. The owner moved the exit door (normal meranti 800mm)
next to the house and there is a bathroom window 500mm from the door. The building inspector does not
want to issue the occupation, saying the door must be 1000mm from the outside window.
If I install a fire door there would this then be legal according to sans 1253 ? or should we demolish the door and move the door to the opposite wall.
There is a fire door going into the house inside the garage.
Thank you very much.
Hi Industrial building of 2150m2 under roof – mainly warehousing with offices of approx 300m2 of the 2150m2 — what is the extent of the fire detection required – Jan 2021 Cape Town?/ Lulu Stroebel Realnet property consultant broker of spaces
Good Day
Please advise if all business properties are required to have a fire hydrant?