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.
Fantastic Barend, I’ll send you an email. Many thanks.
I’m in the fire safety business for the last 30 years
I would like to assist with any fire related questions – regarding the national Building regulations etc
We also provide fire plans in accordance with the SANS 10400 building regulations as well as rational fire designs that include plan submission etc (Fire suppression systems / Fire detection systems)
I would gladly assist with clarification / interpretation of regulations
Barend
Are there any regulations regarding objections to proposed (and even approved) building plans where additions/alterations are contemplated?
Philip, Height restrictions are normally covered in by-laws.
Part S, Facilities for Disabled Persons of SANS 10400 covers lifts, which must be provided in public buildings etc. This does not deal with the heights of buildings.
Part T, Fire Protection states:
“4.44 Lift shafts
4.44.1 Any building of more than four storeys above or below the level of escape doors shall have
at least one lift, accessible from all the floors.”
However this does not specify the height of each storey. But from this you can gauge that if the building is three storeys “above or below the level of escape doors”, then it does not require a lift. The local authority would approve the height at plan stage.
Is there anywhere in the SANS 10400 where it states the height restriction for a non-domestic buildings without a lift?
Charline we do not have an online store. You can buy SANS from the SABS online store, or from the library at any of the SABS offices. This second link will take you to the SABS where these are listed. You may also be able to order telephonically, though you would need to pay in advance.
Hey I’d like to purchase the SANS document but I’m unable to access your online store, where else could I purchase this from? thank you
I bought land about 2 years ago and are now ready to build. The land is located in a golf estate in Gordon’s bay Cape Town. I have contacted the local municipality for advice. I was told that I need to see a land meter company first before I go see an architec. Are you able to give me step by step guidelines in building a house? Looking at everyone I need to contact to everything required in terms of paperwork etc.
Many thanks
Camilla
Tony a carport with open sides is generally regarded as minor building work, in which case plans are not normally required. However because you are going to enclose the sides (or rather that’s what it sounds like), you WILL need building plans, and these must be drawn by a competent person.
I would like to know the building regulations on attaching a carport (52m2) to my garage. The roof is support by brick pillars and steel trusses. The total weight of roof sheeting on the trusses for this area is 420kg. The sides of the carport between the pillars is going to closed up with either glass or aluminium. Is building plans required for this.
Thank you
Which document specifically are you trying to download Mike? We don’t have the new SANS 10400 on this site – if that’s what you are looking for you will need to purchase them from the SABS.
I have tried several times to download Sans 10400 document from your
website without any luck. I have a high speed connection so I should
not have any problems. I have been succesfull to download other docs
from other sites. Not sure what the problem is but after about an hour
my explorer just says “cannot access this site”!!!
Denver please don’t ask us to speak for the bank. Ask them. Generally it coincides with when they do their inspections – and give approval.
Hi there,
I am busy building a home in an estate, and have applied for a building loan. The bank documentation indicated that there could be a maximum of 5 progress draws on the project. I would like to know if there is an average schedule on what percentage of the progress constitutes certain stages of the building?
E.g. Casted slab incl. plumbing and foundations = 15%?
This will help us with budgeting and planning the cashflow of the project.
Hi Enoch,
The best place for you to start is with the Engineering Council of South Africa, their website is here: ecsa.co.za
I need information, like I have a new private company and I am want to do civil engineering. What documents required.
Ryno the building regulations apply to all forms of building. i.e. You need approved plans that must be drawn up by a competent person. If you are going to owner build you need an exemption from the NHBRC. You still need foundations that are adequate to hold the structure – and all materials should be SABS approved. Familiarize yourself with the basics first – there’s a lot of information on this site that will help you.
Hi
I am planning on buying property to build on in Port Elizabeth. What is the regulations on building with logs. How much and which of the building will I be allowed to do myself? What are the steps I should follow? Thank you in advance.
Ryno Herselman
Hi Mohamed,
Yup we are also a bit chilly here in Cape Town. I hope that you are selling your customers lots more insulation and energy saving things so that they save some money this winter. You will have to go to the Durban/Ethekwini Metropolitan Municipality and ask them about rezoning and changing the occupation density for your property, this is a regional decision and not a National Building Regulations one. They will also let you know about height restrictions in your area, but be aware that the foundations of a single storey house might not be designed to carry the weight of a second storey. You might have to under-pin the foundations first BUT you will have to get a structural engineer to design/inspect and give you details and documents for council before they will approve of the alterations. The NHBRC allow people as “owner builders” to get an exemption when they build but the proviso is that they cannot sell the house within 5 years. As you are wanting to build 8 units I guess that you want to sell these asap so you will have to prove to the NHBRC that you are qualified to build houses or get a builder that is registered with the NHBRC to build for you. You will also need a “competent person” to do all your plans for the development. By Law you have to register all new houses with the NHBRC. I hope this helps. Regards, Janek
Trinity the distance you can build from your boundary walls depends on your local authority by-laws. We have an article on this site that should help you, and another on our sister site. Click on the links I have given you to read them. There is additional information in the comments that follow the articles. Have a read, it should help you.
Hi, I would like to know what the regulations are with regards to building a granny flat at the back of my property. I would like to know how far should the buiding be from the boundary walls.
GOOD MORNING! HOPE THE WINTER CHILLS ARE KEEPING EVERYBODY COZY.
I RECENTLY PURCHASED A HOUSE WITH 1500 SQ MTS AND IS ZONED FOR DUPLEXES. THERE IS A HOUSE ON THE PROPERTY. CAN I DEVELOPE 8 UNITS AS WELL AS GO ANOTHER FLOOR UP ON THE CURRENT HOUSE. WILL I BE ABLE TO SECTIONAL TITLE THE WHOLE PROPERTY AND SELL OFF THE NEWLY BUILT UNITS AND KEEP THE MAIN HOUSE. WHAT ARE THE LAWS PERTAINING TO OWNER BUILDING.
EAGERLY AWAITING YOUR RESPONSE
THANKS
MOHAMED
Jamy there is substantial information on our page about Roofs and Roofing, including pitch. Have a look at that. I have given you the link.
What is the regulation regarding roof pitch?
We bought a house with an extension added on to it. The size of the room is around 4m x 7m.
It is a 0.33mm corrugated iron roof, supported by 3 wooden planks 2 m from each other, at a pitch between
5 and 6 degrees.
Hi Bill,
Signage sizes and regulations for displaying them are usually covered by the Local Authority of your area and not by the National Regulations. Contact your local offices and ask them. The company who printed your sign should also have an idea about what is allowed as they are dealing with this every day.
Regards,
Janek