Category: General Principles and Requirements
Q Do the building regulations differ in urban and rural areas?
A No, there is only one set of National Building Regulations.
Q Where can I download the latest SANS 10400 forms?
A Forms are incorporated in the various SANS which you can buy from the SABS and download. If you don’t want to buy them, go to your nearest SABS office and get photostats of the forms. Alternatively, contact your local authority and ask them to email you the relevant forms.
Q We have lived in our home for 20 years and want to extend our verandah. When we sourced our plans, we discovered that the existing verandah is not on the plans. What do we do now?
A Since you will need plans for the extension, ask your draughtsman or architect to draw “as built” plans that show what has already been built as well as your planned extension.
Q How far must you build from the street and what are the rules concerning easement of building lines?
A This is governed by municipal bylaws and sometimes by the title deed. If the bylaws say 3 m and the title deed says 5 m, then you will have to comply with the title deed.
Q I want to build a shed to store garden equipment and tools. Do I need plans and will the local municipality charge a fee?
A You need plans for all structures except those defined as minor building work. The fee they charge will depend on the structure. Even if a garden shed requires plans, the fee is likely to be considerably less per square metre to the fee charged for house plans.
Q Do I need to enrol a new outbuilding like a shed or storeroom with the NHBRC?
A No, you need permission from your local authority. You might also need plans, depending on the size of the structure and method of building.
Q My neighbours have a flat that is attached to our boundary wall that is encroaching on our property. How far from the boundary are they allowed to build?
A Every municipality has bylaws that specify how far from boundaries you are allowed to build. For example, it might be two metres from side boundaries and three metres from the back and front. If they have built on your boundary they would have had to have your written permission (if you owned the property at the time) as well as council approval. Phone your local authority and ask to speak to a building inspector.
Q A registered builder built my house up to roof height. He did plastering inside only. After a while, I could not get hold of him and hired someone else to complete the plastering outside. Will the house still be still insured under the NHBRC warranty in case of main structural defects?
A Are you sure that the builder was registered with the NHBRC and did he enroll the house before he started building? If your house was enrolled with the NHBRC, their inspectors would have visited your site several times during the build to check that work was compliant with the building regulations.
Q Do you need an engineer to approve a carport structure?
A Generally not, depending on the type of structure that has been built. If it is minor building work a plan may not have been required. If a plan was required, then it will state if an engineer’s involvement is necessary.
Q Can shipping containers be used for short-term accommodation in the KZN coastal area?
A No. They need plans like all other structures. If they are going to be used during building operations, the municipality will need to give at very least, informal approval. If anybody sleeps in the container there will need to be ablutions and running water + ventilation AND approval.
Q Do I need a building plan for a carport?
A It depends on the structure and its size. Check with your local municipality. If it is minor building work then they might not require a plan. If it has wooden panels on the sides height and size will determine whether you need plans or not.
Q Why aren’t building regulations followed in our townships? They all fall under a municipality. But if you build in town, inspectors are there before you even start. I have spoken to people who build in the townships who do not even have plans or no inspections have been done.
A These are informal settlements that are not intended to be permanent – it’s a problem!
Q I bought a house two years ago. Two weeks ago I received a notice to obtain written approval for unauthorised building work – a double garage and a carport. I bought the house as is, but must now spend another R8,000 to get plans. Please can you help me.
A This is a common problem. You may be able to hold the previous owner liable, but to do this you will probably need the assistance of an attorney.
Q Who can I contact regarding a building that was constructed without any building plans?
A Your local authority. It is their responsibility.
Q I am about to buy a vacant stand and plan to build a house on it. How much time will I be allowed to complete the house?
A Unless you are getting a bank bond, there is no specified timeline.
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Category: Structural Design
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Category: Dimensions
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Category: Public Safety
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Category: Demolition Work
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Category: Site Operations
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Category: Excavations
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Category: Foundations
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Category: Floors
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Category: Walls
Q I have a property and I want to build a 2.5-metre high block wall around it. Am I allowed to go that high and do I require a plan for this type of job? I’m based in KwaZulu-Natal?
A The National Building Regulations apply to all of South Africa’s provinces. You need plans for any freestanding wall that is more than 1,8 m high. Some local authorities will insist on plans for lower walls too.
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Q What do the regulations say about the responsibility of the developer and owner with regards to cracks, peeling and flaking on exterior walls that are less than 3 years old? Whose responsibility is it to fix these defects, the developer or the owner?
A Peeling and flaking sounds like bad paintwork. Cracks could be from the ground settling. If they are from serious structural faults then they would recourse via the NHBRC’s warranty plan (5 years). All builders must be registered with the NHBRC and so must the house.
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Category: Roofs
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Category: Stairways
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Category: Glazing
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Category: Lighting and Ventilation
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Category: Drainage
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Category: Non-water-borne Sanitary Disposal
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Category: Stormwater Disposal
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Category: Facilities for Disabled Persons
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Category: Fire Protection
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Category: Refuse Disposal
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Category: Space Heating
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Category: Fire Installation
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Category: Energy Usage
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Q What is the reason for having to comply with the SANS 10400-XA fenestration rules when the house is not dependent on Eskom and is only using solar power?
A The fenestration calculations relate to glazing – ie windows – as well as heating, ventilation, and air conditioning (HVAC). Fenestration is as important to a house that incorporates electricity as a house that is 100% off the grid.
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