Useful Building Documents all in One Place
If you know where to look, you can find an enormous amount of useful information, including legislation and official documents that will assist you with your building projects. We have accessed some of these for you and you can download them from this page here or on our downloads page “download-regulations”.
Just remember that if you are looking for South African National Standards (SANS) or standards prepared by the International Standards Authority (ISO) you will need to visit an South African Bureau of Standards (SABS) office, or buy the standards from their online store.
If you simply want to read through standards, you can do so at your leisure in a library at one of the SABS offices. Their head office is in Groenkloof, Pretoria, and they have regional offices in Cape Town, Port Elizabeth, East London, Durban and Olifantsfontein, all of which are open between 8 am and 4 pm.
The National Building Regulations
The National Building Regulations and Building Standards Act (No. 103 of 1977) forms the basis of how buildings in South Africa should be constructed and developed to suit human habitation. The legislation became enforceable as law in September 1985, and two years later were published by the SABS as part of the original Code of Practice for The application of the National Building Regulations, SABS 0400-1987.
If you study the legislation, you will see that its intention was to “provide for the promotion of uniformity in the law relating to the erection of buildings in the areas of jurisdiction of local authorities; for the prescribing of building standards; and for matters connected therewith”.
The Act that governs the National Building Regulations has been amended several times, most recently in 2008 when some major changes were made.
In 1990, the SABS published its first revision of its code of practice, SABS 0400-1990, which later became known as SANS 10400-1990. While these standards are not free (you can only purchase them from the SABS), the 1990 version of this standard is now available FREE here. In each of the parts featured on this website, we have included a short commentary on how these have changed since 1990; some parts have changed little, others have been radically altered.
To update the building regulations that are published in this document you will need the 2008 amendment to the National Building Regulations. Note that when you purchase the individual parts of the building regulations from the SABS, they will incorporate the updated legislation in full. Previously, the SABS 0400-1990 document was one single publication.
There are also updates on certain sections of the standards, some of which are draft standards, that you can currently download, free. These include:
- Draft proposals relating to environmental sustainability and energy usage in buildings, available HERE; SANS10400 PART X: Environmental sustainability and SANS10400 PART XA: Energy usage in buildings DSS3.
- Download the amendments to the SANS10400 PART X and PART XA of 9th September 2011 here.
Even though the “new” building regulations have been mandatory since October 2008, mid-2011 the SABS was still progressively updating its lengthy code of practice. At last they are complete!
There are 21 parts that currently comprise SANS 10400. These deal with compliance, and they are available as stand-alone units from the SABS – each individually priced. See the SABS online store for details. Two additional parts of the legislation, Part E: Demolition Work, and Part U: Refuse Disposal, do not have “deemed-to-satisfy” codes of practice.
There are a handful of other documents that are available FREE from the SABS.
Browse these free downloads and feel free to take the relevant files:
8 Free Standards and 20 JTC1 Free Standards
Compulsory Specifications (CVs)
Department of Public Works Guidelines
The Government’s Department of Public Works has a range of documents that provide consultants – specifically architects, quantity surveyors, civil engineers, structural engineers, electrical engineers, mechanical engineers, and construction project managers – with focused guidelines for Department of Public Works projects. Some of these may be useful to home builders and owner builders, simply because the standards are generic. They include:
- Appropriate Development of Infrastructure on Dolomite: Guidelines for Consultants. Published in 2003, this lengthy 97-page document contains some important background information on dolomite land, as well as departmental requirements for developing any form of building site on dolomite.
- Guide for Architects Concerning Drainage Water Supply and Storm-Water Drainage. Published in 2000, this 28-page document defines a good cross-section of terms relating to water supply and drainage. Installation methods are covered briefly, and there is a useful table for sizing gutters and downpipes in relation to the size of the roof of any building.
- Drainage Details. Although published some time ago, in 1998, this 47-page document has some useful drawings, some of which show correct and incorrect methods of installing drains. Even though a qualified plumber must, by law, install your drains, this primarily visual guide will provide some insight into correct ways of constructing drains, installing gullies and so on.
- Standard Electrical, Mechanical and Architectural Guideline for the Design of Accessible Buildings (Facilities for Disabled Persons). Published in 2001, this 52-page document covers general design elements (including changes in level and wheelchair turning space requirements), general sit elements (including parking requirements), accessible routes (from walking surface and stairways to handrails and lifts), plumbing facilities, communication elements, and some built-in furnishing possibilities.
- Hardware Sample List. A 24-page long document that was published in 1995, this is basically a notated description of master keys and locks, bolts, door and other types of hardware.
- A “Norms Calculator” for quantity surveyors. This is an Excel tool that has been customised for quantity surveyors to estimate Department of Public Works projects. The categories could be easily changed to adapt it for use estimating and costing a home build.
Hi, my landlord said that there is a legal size for signage on a building. We shared a large sign that is 2,3m wide by 1,95m high. This was on a sigle metal sheet with he occupying the top half, me the bottom. Both signs are made from the same stick-on vinyl that most signage firms use. He said that it was too large for the building as it was one large metal sheet. It was taken down and re-erected onto another building on the same premises, and another sign made up from individual letters,(but when combined is much larger than the single metal sheet sign) was put up in its place. I think he made up the excuse in order to move our combined sign to make way for his new and larger sign, or is this correct?
Lindsay there is some info about boundary walls and fences on our sister call. Also an article on this site. Both mention legal distances that you can build to a boundary wall. But if you bought in a complex, there should be additional building requirements and guidelines that might include height restrictions. In terms of the building regulations as such, it sounds legal – double storey and distance. Your consultation would not normally be required. In terms of the retaining wall, they should have had plans. BUT – you mention covering up holes. If you were draining your excess water onto their property, you were in breach. You need to install a proper drainage system. There are a number of related comments here, mainly people who have the problem of people channeling their storm water onto their properties.
Anybody buying in a complex where the site is small should make sure that they know what is permitted and how a neighboring building could affect things like privacy and view.
Hi there, We bought a house in a complex while the complex was still being developed. We rented the house out for over 2 years and upon returning to the house only find a double story has been built less than 3 metres away from our front stoep. Their top bedroom window looks directly into our lounge and stoep and it blocks out the sun. Please let me know where I can find information on the legality of building a double storey house in such close proximity without our consultation or agreement, restricting our view and blocking out the sun which is now causing the wall to crumble as it is not being able to dry out after rain. On that, the house in front also built a retaining wall therefore covering up the holes made to drain water away now causing a dam in our garden every time it rains.
Thank you for your time
Kind Regards
Lindsay
John it isn’t legal to build without approved plans; and these must be drawn up by a competent person – usually either an architect or an engineer. However that person is not required to be there to supervise the whole time. The competent person or persons takes responsibility for the build, and is required to check certain things during the build. These are specified in SANS 10400 Part A, General Principles and requirements. There are even sample forms in this part of the regulations. If you want to see them visit your nearest SABS library – or buy a copy of Part A from the SABS.
There are duplex town houses being built in a complex. is it legal to build without architect and engineers supervision? Who can we report this to?
Richard it is quite common for people to build on pipes that have been encased in concrete.
thank you Penny
Is it legal/ advisable though to build on top of a drain pipe of any material other than cast Iron?
If the developer has placed a pipe somewhere other than where the plan shows it should be, take it up with the planning department of your local authority. You need to ask them to send a builder inspector out to the property as a matter of urgency.
hi
My developer has the pipe running diagonally in/ across the back of yard instead while the plan shows that it is running along the border of the yard. He also mentioned that I need to dig around it and put concrete below, on sides and above it should I decide to extend the house. Is this legal and who can I take it up with?
thank you
Seelen, The number of sanitary fixtures to be provided in a building is based on the population for which such building is designed as well as the occupancy qualification – in this case G1. In terms of men and women, the Standard states: “where, in any particular occupancy, separate sanitary facilities are provided for each sex, the number of sanitary fixtures installed for them shall be based on the population of that particular sex for which such facilities are intended and, if the number of persons of each sex cannot be determined, it shall be assumed that they are in equal proportions”.
So you will have to work out how many are required for each sex, depending on numbers of each.
There is a table in SANS 10400-P: 2010 (Drainage) that shows what is required. If you download the 1990 version of the NBR free HERE you will see the relevant tables on pages 124 and 126 (they haven’t changed). For between 90 and 120 people, there should be three toilet pans, six urinals and five hand basins if all those people are men; and nine toilet pans and five basins if they are all women. If there are approximately the same number of men and women, you’d follow the requirements for less than 60, viz. two toilets, three urinals and three basins for men, PLUS five toilets and three basins for women. [You will see that the figures given are for less than 15, 30, 60, 90 and 120 people.]
You will also see that “In any building where facilities in accordance with table 6 are available to both personnel and the public or visitors, no separate facilities shall be required for the public or visitors.” But if people from the public use the building, and they don’t have access to the toilets, then additional toilets are required.
Good Day
How many toilets are required for 100 office /call centre staff? Does the number vary for men and women?
Thanks
Jonathon, this does not fall under the National Building Regulations. There is a Standard, SANS 1186-5, Symbolic safety signs Part 5: Photoluminescent signs that specifies the particular requirements for photoluminescent safety signs. It is available from the SABS at a cost of R72 + VAT. Here’s the link to their web store.
This Standard covers the requirements for photo luminescent signage including colour and “luminance decay” of photo luminescent materials + inspection and methods of testing them + packing and marking. It doesn’t cover requirements for specific areas where they may be used.
There are only three Standards that I can find that relate to hotels:
ISO 18513:2003 Tourism services — Hotels and other types of tourism accommodation — Terminology
SANS 1002 Semi-vitreous crockery (hotel ware)
SANS 1291-2 Flexible polyurethane foam sleeping mats and mattresses Part 2: Foam mattresses for domestic and hotel use
There may be by-laws that cover these signs; contact your local authority.
What is the law regarding Photoluminescent signs in a building eg: Hotel
Nokuthula, As far as I know this is governed by by-laws rather than the Building Regulations. So contact your local authority for information.
Good Day
What is the standard measurements for parking bays?
In principle I don’t see why not. If you look at the site plan for the area, chances are there is a number of Westville Road as well. and there would be nothing to stop you from stating the address as “corner of….” There may, though, be a local council limitation in terms of access to the site. You will need to check with your local authority – they are the only body that could object.
If a plot has two road frontages, in this case Martin Crescent and Westville Road, and its address is on Martin Crescent:
1. Can one construct a driveway on the road that it does not have its address on i.e Westville Road?
2. What permission is needed for this?
First of all you need a competent person to head the project. The link I have given here will help you to understand the concept and what is required. The article on owner building and project managing, may also be useful.
I don’t know what you mean by “hire cracks”?
The building regulations and NHBRC guidelines give you the full range of precautionary measures against wall defects. In essence, if a wall is built in compliance with the regulations, it should not develop defects.
what are the precautionary measures against wall defects?
what might be the cause of hire cracks on the wall of i building? And what are the applicable remedies to this defects?
Hi penny
I want to build two shops and a flat upstairs on my property in central pmb..
Only 110 sqare metres and a pain simple rectangular building..
Please advise where do i start and what will make this task easy for me
Many thanks
I don’t think you completed your question! I am not sure what the requirements are for being a building inspector, but one would assume that he/she should have the same type of qualification required for a “competent person“. When a local authority advertises for this position, they will state what is required. Here is a job posted for a building inspector in the Langeberg Municipality (Western Cape):
“Std 10/ Grade 12 with 3 year appropriate qualification; 4 years appropriate experience; Code EB Drivers license; Thorough knowledge of the National Building Regulations and workable knowledge of Land Use Planning Ordinance”
They don’t state what an “appropriate qualification” is, but clearly it would be a three-year diploma or degree of some sort.
Here’s another example, an ad for a building inspector in Mossel Bay:
An NTC III with a Trade Test within a building discipline or relevant tertiary qualification in any built environment discipline
A valid Code B driver’s licence
At least 5 years’ experience as a building construction foreman or a minimum of 3 years as a building inspector in a local authority
Eligibility for registration as a Peace Officer (Law Enforcement Officer)
Proficiency in MS Office l An own vehicle to conduct inspections
Knowledge of outdoor advertising and signage by-laws will serve as a recommendation.
I hope that helps.
1.Please assist what are the requirement for being a building inspector?
2.what relevent question can be answered by person who si building inspector?