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NBR&BS Act


NBR&BS Act - Download - PDF

Incorporates legislative amendments published in Gazette No. 34586 dated 09 September 2011 - Environmental Sustainability and updated to include the Review Board Regulations. 

Building Standards
Act

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.

National Building
Regulations

Regulations made in terms of section 17(1) of the National Building Regulations and Building Standards Act, 1977 (Act No. 103 of 1977).




Review Board
Regulations

Regulations made in terms of section 20 read with section 9 of the National Building Regulations and Building Standards Act, 1977 (Act 103 of 1977)



SANS
Standards

Published applicable SANS 10400 Standards







REGULATIONS UNDER THE NATIONAL BUILDING REGULATIONS AND BUILDING STANDARDS ACT, 1977 (ACT No. 103 OF 1977)

No: R. 2378    12 October 1990
REGULATIONS UNDER THE NATIONAL BUILDING REGULATIONS AND BUILDING STANDARDS ACT, 1977 (ACT No. 103 OF 1977)

The Minister of Trade and Industry and Tourism has, after consultation with the council, under section 17(1) of the National Building Regulations and Building Standards Act, 1977 (Act No. 103 of 1977), made the regulations in the Schedule.

No: R 432    8 March 1991
THE NATIONAL BUILDING REGULATIONS AND BUILDING STANDARDS ACT, 1977 COMMENCEMENT OF THE NATIONAL BUILDING REGULATIONS

I, Kent Diederich Skelton Durr, Minister of Trade and Industry and Tourism, acting under section 17(3)(b) of the National Building Regulations and Building Standards Act, 1977 (Act No. 103 of 1977), hereby fix 8 March 1991 as the date on which the National Building Regulations published under Government Notice No. R. 2378 of 12 October 1990, and altered by me with the concurrence of the council as set out in the Schedule hereto, shall come into operation.
K.D.S. DURR
Minister of Trade and Industry and Tourism

No: R 574    30 May 2008
NATIONAL BUILDING REGULATIONS AND BUILDING STANDARDS ACT,1977 ( ACT 103 OF 1977 ) NATIONAL BUILDING REGULATIONS

I, Mandisi Mpahlwa, Minister of Trade and Industry, hereby under section 17(3) of the National Building Regulations and Building Standards Act (Act No. 103 of 1977), and on the recommendation of the Council of the South African Bureau of Standards, declare the regulations, as set out in the Schedule, to come into operation on the 1 October 2008.
M. Mpahwa
Minister of Trade and Industry

No: R 711    9 September 2011
NATIONAL BUILDING REGULATIONS AND BUILDING STANDARDS ACT,1977 ( ACT 103 OF 1977 ) INTRODUCTION OF AMENDMENTS TO THE NATIONAL BUILDING REGULATIONS TO INTRODUCE REQUIREMENTS FOR ENERGY USAGE IN BUILDINGS

I, Dr Rob Davies, Minister of Trade and Industry, hereby under section 17(1) of the National Building Regulations and Building Standards Act (Act 103 of 1977) and on the recommendation of the Board of the National Regulator of Compulsory Specifications, amend the National Building Regulations, as set out in the Schedule, with effect from the date two (2) months from publication of this notice.
Dr. R Davies MP
Minister of Trade and Industry 

NATIONAL BUILDING REGULATIONS

Regulations made in terms of section 17(1) of the National Building Regulations and Building Standards Act, No. 103 of 1977.

Amendments - Download
Gazette: Act 103 of 1977
Gazette: Amendment Act 36 of 1984
Gazette: Amendment Act 62 of 1989
Gazette: Amendment Act 49 of 1995
Gazette: Act 29 of 1996
Gazette: Act 8 of 2008
Gazette: NBR (amended 2008)


SECTIONS
AZ1. Coming Into Operation
AZ2. Definitions
AZ3. Standards
AZ4. Satisfying the requirements of the National Building Regulations
AZ5. Repeal of Regulations
Part A. Administration
     A1. Application
     A2. Plans and Particulars to be Furnished
     A3. Preliminary Plans and Enquiries
     A4. Local Authority may require Additional Documents and Information
     A5. Application Forms and Materials, Scales and Sizes Of Plans
     A6. Site Plans
     A7. Layout Drawing
     A8. Plumbing Installation Drawings and Particulars
     A9. Fire Protection Plan
     A10. Symbols on Fire Protection Plan
     A11. Pointing Out of Boundary Beacons
     A12. Street Levels
     A13. Building Materials and Tests
     A14. Construction
     A15. Maintenance and Operation
     A16. Qualifications of a Building Control Officer
     A17. Certificate of Identity of a Building Control Officer
     A18. Control of Plumbers and Plumbing Work
     A19. Appointment of Persons Responsible for Design, Inspection and Assessment Duties
     A20. Classification and Designation
     A21. Population
     A22. Notice of Intention to Commence Erection or Demolition of a Building and Notices of Inspection
     A23. Temporary Buildings
     A24. Standardization of Interpretation    
     A25. General Enforcement
Part B. Structural Design
Part C. Dimensions
Part D. Public Safety
Part E. Demolition Work
Part F. Site Operations
Part G. Excavations
Part H. Foundations
Part J. Floors
Part K. Walls
Part L. Roofs
Part M. Stairways
Part N. Glazing
Part O. Lighting and Ventilation
Part P. Drainage
Part Q. Non-Water-Borne means of Sanitary Disposal
Part R. Stormwater Disposal
Part S. Facilities for Persons with Disabilities
Part T. Fire Protection
Part U. Refuse Disposal
Part V. Space Heating
Part W. Fire Installation
Part X. Environmental Sustainability

Part A - Administration

A1. Application

1. The designing, planning and the supervision of the erection of any building or structure or the performance of any function in connection therewith in terms of these regulations is subject to the provisions of any law in terms of which the person undertaking such work or performing such function is required to be registered in terms of the Architectural Profession Act, 2000 (Act No. 44 of 2000), Engineering Profession Act, 2000 (Act No. 46 of 2000), Natural Scientific Professions Act, 2003 (Act No. 27 of 2003), or Professional and Technical Surveyors' Act. 1984 (Act No. 40 of 1984), or any other relevant Act.

2. The plans and particulars in respect of any building to be erected by or on behalf of the State shall be accompanied by a certificate, signed by the head of the State Department concerned or an officer designated by him, setting out in full details as to the respect in which such erection will not comply with the requirements of these regulations. 

3. (a) No person shall erect any building which is to be structurally supported by an existing building or extend an existing building unless an approved competent person has judged the existing building to be capable of carrying any additional load arising from such erection or extension and has, in writing, so informed the local authority. 

     (b) Such notification shall accompany the application for approval of the erection of the building in terms of section 4 of the Act. 

     (c) For the purposes of this regulation "existing building" shall include a partly erected building. 

     (d) Any structural support provided by the existing building shall be deemed to be part of the structural system of the building to be erected. 

     (e) The local authority may require that the above notification be accompanied by a documented rational assessment of the adequacy of the structural support. 

4. No plans, particulars or approval shall be required for any repair which has become necessary as a result of ordinary wear and tear or which is undertaken in the normal course of maintenance or upkeep of any building: Provided that where such repair will affect the structural loading or is a repair of any part of the structural system the local authority may require drawings or specifications to be submitted. 

5. An application shall be made to the building control officer for authorization to erect any building defined as minor building work or to carry out any work falling within the ambit of such definition, and any such erection or work shall not be commenced before such authorization has been granted: Provided that such application and such authorization shall not be required for minor building work for which, in terms of the proviso to regulation A2(1), no plans are required. 

6. Minor building work shall comply with any national building regulations specified as a condition of the authorization granted by the building control officer. 

7. (a) Where in any application the owner of any building has declared such building to be a temporary building, the local authority shall, before granting provisional authorization in terms of regulation A23, assess such building in relation to - 

         (i) the intended use and life of the building; 

         (ii) the area in which it is to be erected; and 

         (iii) the availability of suitable materials from which it may be constructed. 

    (b) Any stall or other similar building to be erected as part of an exhibition shall be deemed to be a temporary building: Provided that where such stall is to be erected inside any exhibition hall the owner of such hall shall not be required to submit to the local authority any details of such stall: Provided further that such owner shall submit to the local authority a layout plan of all stalls within such hall, showing the location of each individual stall and all aisles, passage-ways, escape routes and fire fighting equipment. 

    (c) Where any building contemplated in paragraph (a) is intended to be used for experimental, demonstration, testing or assessment purposes, the local authority - 

        (i) shall grant authorization for a period of time sufficient for the erection of such building and for the performance of any experiment, or for the demonstration, testing or assessment of such building; and 

         (ii) shall grant authorization for the erection of such building where testing or assessment of the completed building is the only way to ascertain whether such building complies with the requirements of these regulations. 

8. Where an application is made to make an alteration or addition to any building, approval for the erection of which was granted before the date of commencement of the Act - 

     (a) such alteration shall comply with the requirements of the Act, but consequent changes to any other part of the building which would be necessary in order to make such other part comply with the requirements of the Act shall not be required unless in the opinion of the local authority such consequent changes are necessary to ensure the health or safety of persons using the building in the altered form 

     (b) such addition shall comply with the requirements of the Act, but no changes to the original building shall be required unless the addition - 

         (i) will affect the structural strength or stability of the original building; 

         (ii) will render any existing escape route from the original building less effective; or 

        (iii) will affect the health of persons using the original building. 

9. Where in terms of these regulations an obligation is imposed or may be imposed on the owner of any building or land to do or refrain from doing any particular act or thing, and - 

     (a) such owner and some other person have lawfully agreed, in writing, that such other person shall accept such obligation on behalf of such owner; and 

     (b) such owner has, where required by the local authority, furnished the local authority with written proof of the fact contemplated in paragraph (a) and with the name and address of such other person, 

any reference in any such regulation to such owner shall be construed as a reference to such other person: Provided that such owner shall not be relieved of such obligation where such other person does not adhere to the agreement contemplated in paragraph (a).

A2. Plans and Particulars to be Furnished

1. Any person intending to erect any building shall submit to the local authority the following plans and particulars, together with the application:

    (a) A site plan; 

     (b) layout drawings; 

     (c) a fire installation drawing; 

     (d) drainage installation drawing; 

     (e) particulars of any existing building which is to be demolished and details of the method of demolition to be used; 

     (f) such plans and particulars as may be required by the local authority in respect of - 

        (i) general structural arrangements, subject to any requirement contained in these regulations with regard to design of the structural system; 

         (ii) general arrangement of artificial ventilation; 

         (iii) a fire protection plan; 

         (iv) any certificate contemplated in these regulations, including any applicable Agrément Certificate; 

         (v) particulars required in terms of any applicable legislation, by-laws, or part of SANS 10400. 

     (g) a declaration by a person registered in a professional category of registration in terms of the one of the councils for the professions identified in the Council for the Built Environment Act, 2000 (Act No. 43 of 2000) in the relevant portion of Form 1 contained in SANS 10400-A as to how the applicable functional regulations shall be satisfied; 

Provided that - 

             (aa) such plans and particulars shall not be submitted where - 

                 (i) as a result of any exemption contemplated in paragraph (a) or (b) of the proviso to section 2(4) of the Act, it is not necessary to do so; 

                 (ii) an exemption has been granted by a building control officer in terms of section 13 of the Act; or 

                 (iii) any minor building work is a building having an area of not more than 5 m2 or is a pergola, wire fence or an open-sided fabric covered shelter for a car, caravan or boat; 

             (bb) in the case of any temporary building, only such plans and particulars as are contemplated in regulation A23 shall be submitted. 

2. The owner of a building shall appoint and retain the services of the person responsible for submitting the declaration required in subregulation (1)(g) and shall advise such person after such declaration has been submitted to the local authority of any changes made in the manner in which any functional regulation shall be satisfied or if the services of the competent person is for whatever reason terminated prior to the conclusion of his obligations in terms of these regulations, or the appointment of any other competent person. Such person shall within one month of being notified by the owner or becoming aware of any change submit an amended declaration to the local authority. 

3. Where it is not possible for the person appointed by the owner of a building in subregulation (2) to fulfil his or her duties, the owner of such building shall appoint and retain another suitably qualified person to take over and perform the duties and responsibilities assigned to such person in subregulation (2). 

4. The names of all approved competent persons shall be entered into the appropriate schedule of Form 1 contained in SANS 10400-A before local authority approval may be granted. 

5. A certified copy of approved plans and particulars contemplated in subregulation (1) shall be available at the site where any building is being erected until a certificate of occupancy has been issued by the local authority. 

6. (a) Where design work for the proposed erection of any building was commenced before the date of coming into effect of any amendment to these regulations or within 6 months of the publication of an edition of any part of SANS 10400 or a by-law and an application in respect of such erection has not been made prior to such date,the owner of the building, or a person authorized by the owner, may notify the local authority that such design work was so commenced and has so progressed. 

     (b) Subject to the provisions of this subregulation, an application in respect of an erection which has been the subject of a notification contemplated in paragraph (a) shall if so requested by the owner be dealt with by the local authority in accordance with the provisions of the building regulations, by-laws or edition of SANS 10400 in force immediately before such date. 

     (c) Any notification contemplated in paragraph (a) shall - 

         (i) be submitted by registered post within 6 months of the coming into effect of any new regulation, by-law or publication of a new edition of any part of SANS 10400; and 

        (ii) contain the name and address of the owner, the address of the site of the building concerned, the date of commencement of such design work and a description of the proposed erection and its intended use. 

     (d) The local authority shall,in writing, inform the owner concerned of acceptance of such notification. 

    (e) The provisions of paragraph (b) shall not apply in respect of any application which is made to the local authority more than 12 months after the date that the local authority informs the owner that it is so satisfied: Provided that the local authority may extend such period if it thinks it reasonable or necessary. 

     (f) Any person who gives false or misleading information in a notification in terms of this sub-regulation shall be guilty of an offence and such notification is null and void.

A3. Preliminary Plans and Enquiries

1. Any person who intends to erect a building may, before submitting an application in accordance with the Act, request the local authority -

     (a) to examine any preliminary sketch plans of the building proposed to be erected and to furnish, in writing, its comments on such plans or on any particular features thereof specified by such person; or 

     (b) to furnish, in writing, its opinion as to whether any material or method or form of construction intended to be used in the erection of such building will comply with these regulations. 

2. Where the local authority is unable to comply with any request contemplated in subregulation (1) it shall furnish, in writing, its reasons for its inability to do so.

A4. Local Authority may require Additional Documents and Information

1. Where the local authority requires the applicant in terms of regulation A2(1)(f)(i) or (ii) to submit structural details or artificial ventilation details such applicant shall, to the extent required by the local authority -

     (a) furnish the local authority with a structural arrangement drawing which shall show the position, level and size of every structural member; 

     (b) furnish the local authority with such structural drawings and artificial ventilation details as required in terms of subregulations (2), (3), (4), (5), (6), (7) and (8): Provided that where the structural system or artificial ventilation system, as the case may be, is designed by an approved competent person - 

         (i) the local authority shall permit the applicant to omit from his application any or all of the details required in subregulations (2), (3), (4), (5), (6), (7) and (8) on condition that the required details shall be submitted to the local authority at least three days, exclusive of a Saturday, Sunday or public holiday, prior to the commencement of the erection of the structural system of the building or the artificial ventilation system, as the case may be; and 

         (ii) such details shall thereafter form part of the relevant application for approval; 

     (c) show on structural drawings the imposed floor loads which such building has been designed to withstand; 

     (d) furnish for inspection the calculations employed in the design of the building proposed to be erected; 

    (e) furnish adequate information regarding the subsoil of the site on which the building is proposed to be erected; 

     (f) show the fire resistance ratings of the various structural members of the building and, where special protection for such members is necessary, details relating to such protection; 

    (g) furnish information regarding structural materials to be used in the construction of the proposed building, including the grade, strength, classification, temper or treatment; 

     (h) if the design or part thereof has been carried out in accordance with any code of practice contemplated in these regulations, furnish the name and number of such code of practice; 

     (i) if the design or part thereof has been carried out in accordance with a document other than a code of practice contemplated in these regulations, furnish identification of such document together with the reasons for utilizing such document in preference to such code of practice; 

     (j) if the design or part thereof has not been carried out in accordance with any code of practice or document contemplated in paragraph (h) or (i), furnish the basis and method on which such design was prepared and any further evidence of the adequacy of such basis and method; and 

     (k) if the structural design or part thereof has been carried out in accordance with any code of practice, document or other method contemplated in paragraph (h), (i) or (j), furnish, in addition to the loads contemplated in paragraph (c), details of other loads which such building has been designed to withstand. 

2. The documentation for the structural concrete used in a building shall, to the extent required by the local authority, show - 

     (a) the reinforcement in each member; 

     (b) the various grades of concrete to be used; 

     (c) the type of reinforcement or prestressing tendon; 

     (d) the amount of concrete cover to be provided to the reinforcement; 

     (e) the details of all joints between members; and 

     (f) the details of anchorage of prestressing steel. 

3. The documentation for structural steelwork shall, to the extent required by the local authority, show - 

     (a) the grades of steel of all members; 

     (b) details of connections between members; and 

     (c) details of corrosion protection to be provided to the steel structure. 

4. The documentation for structural timber shall, to the extent required by the local authority, show - 

     (a) the grade and type of timber to be used in such construction; 

     (b) whether the sizes of timber members are nominal or finished sizes; 

     (c) the method of connection of all timber members and the connection of any timber members to a foundation or other parts of the building not constructed of timber; 

     (d) in the case of any roof construction, the details of the method of bracing to resist wind actions and other lateral actions, member spacing and sizes and details of connections; 

    (e) details of treatment applied or to be applied in terms of these regulations, to the structural timber members; and 

     (f) details of drainage for condensation or wind driven water from any cavity and the details of any ventilation openings provided to such cavity. 

5. The documentation for structural masonry shall, to the extent required by the local authority, show - 

     (a) the class of mortar to be used, together with the strength of the masonry units; 

     (b) the details of all joints in masonry and between masonry and other members, including dimensions and materials from which bearing pads and load spreading devices are made; and 

     (c) details of all reinforcement, wall ties and anchors. 

6. The documentation for foundations shall, to the extent required by the local authority, show - 

     (a) the type and condition of the soil; and 

     (b) the design loads to be applied to the foundations, except where such foundation is constructed in accordance with any relevant empirical rule and such construction is deemed to satisfy these regulations. 

7. The documentation for other structural materials shall, to the extent required by the local authority, show - 

     (a) the overall size of every structural member together with its location; 

     (b) the grade of material of all members; 

     (c) the details of all connections between members; 

     (d) the details of the corrosion protection to be provided; and 

     (e) the details of reinforcement provided, including its strength and composition. 

8. (a) Where the local authority requires any particulars with regard to the artificial ventilation of any building by a mechanical apparatus not being a room air conditioner contemplated in SANS 1125, or any portable electric fan, the following information shall, to the extent required by the local authority and subject to the requirement of paragraph (b), be submitted: 

         (i) The location and size of any plant room; 

         (ii) the location and size of principal air ducts, plenums, inlets and outlets; 

        (iii) the proposed rates of air supply or extraction; and 

         (iv) details of any water recirculation system, cooling tower and storage tank. 

     (b) Any documentation contemplated in paragraph (a) shall be accompanied by a certificate signed by an approved competent person in which he shall certify that any apparatus to be installed has been designed to provide a standard of ventilation which complies with these regulations. 

9. (a) Where a local authority is not satisfied as to the adequacy or safety in use of any construction system, method, material, article or product which is proposed to be used in the erection of any building the local authority may require a test report or evaluation certificate in respect thereof. 

     (b) On submission to such local authority of - 

         (i) an applicable report issued by the council or the CSIR; or 

         (ii) any current Agrément certificate, 

the adequacy or safety of such system, method, material, article or product covered by such report certificate shall be deemed to satisfy any relevant requirement for adequacy or safety prescribed in these regulations, to the extent and under the conditions set out in such report or certificate. 

     (c) A report or certificate contemplated in paragraph (a), issued on or after the date of coming into operation of these regulations, shall contain the number of the regulation which prescribes such requirement.

A5. Application Forms and Materials, Scales and Sizes of Plans

1. Any application form shall be dated and signed in black ink by the owner.

2. Any application shall be accompanied by at least one set of plans, drawings and diagrams which shall -

     (a) be clear and legible; 

     (b) be drawn on any suitable material or be provided in a medium acceptable to the local authority; 

     (c) contain the name of the owner of the site concerned; and 

     (d) be dated and signed in black ink by the owner; and every subsequent alteration shall be likewise dated and signed. 

3. Any application shall be accompanied by as many additional copies of every plan, drawing or diagram as required by the local authority. 

4. Such plans, drawing, diagrams, and any copies thereof, shall be on sheets of the A series of sizes or multiples of A4. 

5. (a) Plans, drawings and diagrams shall be drawn to a suitable scale selected from one of the following scales: 

         Site plans:  1:1 000, 1:500, 1:250, 1:200 or 1:100. 

         Plumbing installation drawings:  1:200, 1:100 or 1:50. 

        Layout drawings:  1.100,1:50 or 1:20

        Provided that in the case of elevations 1:200 may be used. 

         General structural arrangement drawings and structural details:  1:100, 1:50, 1:20, 1:10, 1:5, 1:2 or 1:1. 

         Fire protection plans:  1:200, 1:100, 1:50 or 1:20. 

    (b) The local authority may accept a scale not provided for in this sub-regulation. 

6. One copy of the plans and drawings contemplated in subregulation (2) shall, for the convenience of the local authority, identify in a suitable manner or colour the following as indicated below:

Plan Colour Codes

7. The escape route drawn on any fire protection plan shall be coloured green and the direction of travel to a safe area shall be indicated by arrows [ —> ] drawn at short intervals along the plan route.

8. In all cases the scales employed shall be stated on the plans and drawings, and the letters and symbols used on such plans and drawings shall be not less than 2.5 mm in size in the case of upper case letters.

A6. Site Plans

Any site plan contemplated in regulation A2(1)(a) shall fully and clearly contain the following  information, where applicable: 

    (a) (i) The dimensions of the site on which the building is to be erected; 

        (ii) the boundaries of such site;

        (iii) the dimensioned position of any building line; and

        (iv) the position and width of any servitude or right of way to which such site is subject;

    (b) the registered number or other designation of such site;

    (c) the direction of true north, and if required by the local authority, the natural ground contours at  suitable vertical intervals or spot levels at each corner of such site; 

    (d) the name of the street upon which such site abuts;

    (e) the location of -

        (i) any municipal service and any connection point thereto; and

        (ii) any drain, stormwater drain, or surface channel existing upon such site;

    (f) the location of -

        (i) the proposed building;

        (ii) any existing building; and

        (iii) any building proposed to be demolished;

    (g) (i) any existing and intended point of access from any public street; and 

        (ii) the location of any street tree, street furniture, apparatus or equipment relative to such  access.

Fig. A6 - Site Plan
Click on image for an example of requirements contained in regulation A6.

Mobirise

A7. Layout Drawing

Any layout drawing contemplated in regulation A2(1)(b) shall indicate the occupancy classification, and shall consist of as many plans, sections, elevations and such other details as may be necessary to show.

     (a) foundations, floors, walls, fixed and openable windows, fanlights, louvres and other ventilating devices, artificial ventilation systems including any cooling tower or plantroom, doors, stairs, roofs and chimneys; 

     (b) sanitary fixtures; 

     (c) structural members required in terms of regulation A4(1)(a); 

    (d) the intended use and horizontal and vertical dimensions of rooms or other spaces; 

     (e) all details relating to the facilities provided for persons with disabilities; 

     (f) where fixed seating is provided - 

         (i) the layout of all rows, seats and aisles; 

         (ii) the position of all exit doors; and 

         (iii) the total number of seats; 

     (g) details of the position, dimensions and materials of damp-proofing; 

     (h) the location, levels and size of any paved areas adjacent to the building; 

     (i) where required by the local authority, contours of the site and the levels of any adjoining verge of any roadway, together with a section along the length of any vehicle driveway, which shall show the relative levels and gradients; 

     (j) where required by the local authority, the levels of the floors relative to one another and to - 

        (i) the existing ground surface; 

        (ii) the proposed finished ground surface; 

         (iii) the surface of any public place or public street at the boundary of the site; and 

         (iv) all street levels supplied in terms of regulation A12; 

     (k) stormwater drainage on the site, where such drainage is required by the local authority; 

    (l) details of any special provisions, required in terms of these regulations, for disabled persons. 

     (m) where provided, the location, type and capacity of water heating installations; and 

    (n) where provided, details of fenestration and insulation required to satisfy the energy usage requirements of regulation XA. 

A8. Plumbing Installation Drawings and Particulars

1.  (a) The provisions of regulation A2(1)(c) and A2(1)(d) shall not be construed as preventing the details contemplated in subregulations (2), (3), (4) and (5) being clearly indicated on any layout drawing required in terms of regulation A2(1)(b). 

     (b) Where such details on more than one floor of any building are identical they may be indicated on the drawings of one such floor only: Provided that where such details are so indicated the drawings of other floors concerned shall be suitably annotated to indicate where such details may be found. 

2. Any drawing of a fire installation as contemplated in regulation A2(1)(c) shall contain as many plans, sections and elevations as may be necessary to show, where relevant, the following: 

    (a) The location and size of any existing or proposed communication pipe serving or intended to serve any building or site; 

    (b) the location of any pipe, the size of such pipe and the material of which it is manufactured; 

    (c) the location and capacity of any storage tank; 

     (d) the location of any overflow; 

     (e) the location of any pump; and 

     (f) the pressure for which the installation has been designed. 

3. Any drawing of a drainage installation as contemplated in regulation A2(1)(d) shall contain as many plans, sections and elevations as may be necessary to show, where relevant, the following: 

     (a) The location, size and gradient of any drain and any connecting point to such drain, in relation to a datum established on the site and the level of the ground relative thereto: 

     (b) the location of any point of access to the interior of any drain; 

     (c) the location of any trapped gully; 

     (d) the location and details of any septic tank, conservancy tank, private sewage treatment plant or sewage pump; 

    (e) the location of any percolation test hole excavated on the site and of any french drain; 

    (f) the location and arrangement of any sanitary fixture served by the drainage installation; 

     (g) the location and size of any soil pipe, waste pipe and ventilating pipe or device; 

     (h) the location of all openings in the building such as chimneys, skylights, doors, windows, ventilation openings and air intakes which could permit the entry of foul air or gas into such building from any ventilating pipe or device; and 

     (i) the location of any well, borehole or watercourse on the site. 

4. The local authority may require the owner to submit - 

     (a) drainage design calculations which shall clearly indicate the basis for such design; 

     (b) an estimate of the composition and quantity of any industrial effluent proposed to be discharged into any sewer; and 

     (c) where approval has been given in terms of the local authority's industrial effluent bylaws or regulations for the discharge into a sewer of industrial effluent from the site, plans and particulars of any drainage works and installations required by the local authority in terms of its conditions of approval for such discharge. 

 5. Where symbols are used to signify details on drainage installation drawings they shall be as indicated in the following list: Provided that where there may be a possibility of misunderstanding, the description shall be written in full:

Plumbing Symbols

A9. Fire Protection Plan

1. Where so required by the local authority, any application in respect of the erection of any building not being a dwelling house, shall be accompanied by a protection fire plan which shall clearly show any fire protection measures provided in terms of these regulations.

2. The provisions of subregulation (1) shall not be construed as preventing details of such fire protection measures being clearly indicated on a layout drawing required in terms of regulation A2(1)(b).

A10. Symbols on Fire Protection Plans

1. Where symbols are used to signify details on fire protection plans they shall be as indicated in the following list: Provided that where the possibility of a misunderstanding exists, the description shall be written in full:

Fire Symbols

A11. Pointing Out of Boundary Beacons

1. Where, in the opinion of the local authority, the location of any boundary of a site has not been accurately determined such local authority may, require the owner, at his own cost, to engage a professional land surveyor and to submit to the local authority a certificate, in an approved form and signed by such professional land surveyor -

     (a) identifying the boundary pegs or beacons of such site; and 

     (b) stating the name of the nearest cross street and the approximate distance of the nearest boundary of the site from such street. 

2. Where such owner fails to engage a professional land surveyor as contemplated in subregulation (1) the local authority may engage a professional land surveyor to establish and point out the location of such pegs or beacons, and the local authority may recover the costs of such establishing and pointing out from such owner.

A12. Street Levels

1. Where any building is to be erected on a site abutting a constructed street the owner of such building shall, subject to the requirements of subregulation (3), erect such building in accordance with the levels of such street.

2. (a) Where any portion of any street abutting the site on which any building is to be erected has not been constructed the owner of such building shall request, in writing, from the local authority the levels at which such portion of the street is intended to be constructed. 

     (b) The local authority shall, where in its opinion it is practicable for it so to do and within 21 days after receipt of a request contemplated in paragraph (a), supply the required levels. 

     (c) If the local authority is unable to comply with the provisions of paragraph (b) it shall notify such owner, in writing, to that effect. 

3. Where any street has been constructed, but in the opinion of the local authority is likely to be reconstructed at levels different from its existing levels, the local authority shall give notice of such fact to such owner, and in such notice it shall, if possible, supply the levels at which such portion of such street will be reconstructed.

A13. Building Materials and Tests

1.  (a) Material used in the erection of a building shall be suitable for the purpose for which it is to be used. 

    (b) All timber used in the erection of a building shall be treated against termite and wood borer attack and fungal decay in accordance with the requirements of SANS 10005 and shall bear the product certification mark of a body certified by the South African National Accreditation Systems. 

     (c) The requirements of subregulation (1)(a) shall be deemed to be satisfied if such material complies with and is incorporated into buildings in accordance with the requirements of SANS 10400. 

2. The local authority may test or cause to be tested any material or component used or to be used in the erection of any building in order to determine whether such material or component complies with the requirements of these regulations, and any officer of such local authority duly authorized for that purpose may, at any time after consultation with the person erecting such building, remove from the building site concerned so much of such material or component as is reasonably necessary to serve as a sample for the purpose of such test: Provided that the authorized officer may not exercise his powers in such a way that work of such erection is stopped when such material or component is being so removed and tested. 

3. If any material or component tested in terms of subregulation (2) does not comply with these regulations the local authority may serve a notice on such person, stating the respects in which such material or component does not comply and prohibiting such person from making further use of such material or component for the purpose for which it was or is to be used in the erection of such building. 

4. Except in the case where in such notice the local authority permits the use of such material or component in the erection of such building for some different purpose permitted in terms of these regulations, such person shall forthwith on receipt of such notice remove such material or component from such building or building site or from both, as the case may be. 

5. If any material or component contemplated in subregulation (2) is tested and has failed to comply with these regulations the local authority may recover the cost of such test from the owner of the building concerned. 

6. Where the owner of any building desires to use for a particular purpose any material or component which is not permitted or prescribed by these regulations to be used for that purpose, and he satisfies the local authority that such material or component is at least as suitable for that purpose as the material or component permitted or prescribed to be used by these regulations, then the local authority shall permit the use of such material or component for the purpose concerned.

A14. Construction

1.  (a) The construction of any building or element shall be such that the building or element as constructed does not compromise the design intent of any design solution that satisfies the requirements of a functional regulation. 

    (b) The requirements of subregulation (1)(a) shall be deemed to be satisfied if such construction satisfies the requirements of SANS 10400. 

2. Precautions shall be taken during all stages of construction of any building to ensure that the structural system is not damaged or distorted during the course of erection of such building.

A15. Maintenance and Operation

1.  (a) The owner of any building shall ensure that any mechanical equipment, facility or any service installation provided in or in connection with such building, pursuant to these regulations or pursuant to any building by-law which was in operation prior to the coming into operation of the Act, shall be maintained in a safe and functional condition. 

     (b) Such owner or any person appointed by such owner to be in control of such building shall ensure that where such equipment, facility or installation is designed to be kept operating during the times of normal occupancy of the building, it is kept operating in such a manner as to attain any standard of performance prescribed in these regulations or in any by-law for such equipment or installation. 

2. The owner of any building shall ensure that pursuant to these regulations or pursuant to any building by-law that was in operation prior to the coming into operation of the Act, the following is maintained in accordance with the requirements of the relevant functional regulations contained in Regulations B, H, J, K and L: 

     (a) the structural safety performance (behaviour of buildings under all actions that can be reasonably expected to occur); 

     (b) the measures taken to resist the penetration of rain water and the passage of moisture into the interior of a building. 

3. The local authority may serve a notice on such owner or person requiring him to comply with subregulation (1) or (2) within the time specified in such notice. 

4. The local authority may, by notice, in writing to the owner, order the evacuation of such building where the state of such building, equipment, installation or facility will cause conditions which in the opinion of the local authority may be detrimental to the safety or health of the occupiers or users of such building. 

5. Any owner or person who contravenes the requirements of subregulation (1) or (2) or fails to comply with any notice served in terms of subregulation (3) or (4) shall be guilty of an offence.

A16. Qualifications of a Building Control Officer

The minimum qualification of any building control officer appointed in terms of section 5 of the Act shall be of a standard equivalent to a senior certificate plus three years tertiary education, at an accredited educational institution, in one of the following building disciplines:

     (a) Civil Engineering; 

     (b) Structural Engineering; 

     (c) Architecture; 

     (d) Building Management; 

     (e) Building Science; 

     (f) Building Surveying; or 

     (g) Quantity Surveying

A17. Certificate of Identity of a Building Control Officer

1. Any building control officer or any officer contemplated in section 6(4) of the Act shall, when so requested, produce his certificate of identity, which shall contain the following information:

     (a) The number of the Act in terms of which the certificate is issued; 

     (b) the name of the local authority in question; 

     (c) the name of the officer; 

     (d) the signature of the officer; 

     (e) the signature of the municipal manager of the local authority concerned; 

    (f) the date of issue; and 

    (g) a photograph of the officer. 

2. Subregulation (1) shall be deemed to be satisfied where the certificate is in accordance with that provided in SANS 10400-A 

3. The certificate contemplated in subregulation (1) shall be valid only during the period that the officer so identified occupies the post of building control officer or during the period for which any power of a building control officer is delegated to him, as the case may be, and it may at any time be withdrawn by the local authority. 

4. Any person who produces a certificate of identity which has not been lawfully issued to him or which has been lawfully withdrawn, shall be guilty of an offence.

A18. Control of Plumbers and Plumbing Work

1. No person shall perform the trade of plumbing as contemplated in Government Notice No. R. 1875 of 31 August 1979 unless he is a trained plumber or works under the adequate control of a trained plumber or approved competent person.

2. Where any person who is not a trained plumber has been practising the trade of plumbing and was required in terms of any local authority bylaw to register with it before so practising in its area of jurisdiction, he may, if he is so registered, continue to practise in such area or the area of any other local authority if such registration is acceptable to such other local authority. 

3. No local authority shall, for the purposes of these regulations, register any person to practise the trade of plumbing after the coming into operation of the Act. 

4. Any person not being a trained plumber or not being a person contemplated in subregulation (2), who practices the trade of plumbing shall be guilty of an offence. 

5. Any trained plumber who causes or permits any person who is not a trained plumber or is not a person contemplated in subregulation (2), to practise the trade of plumbing without adequately controlling the work done by such person, shall be guilty of an offence.

A19. Appointment of Persons Responsible for Design, Inspection and Assessment Duties

1. Wherein terms of these regulations and in respect of the erection of any building:

     (a) a rational design or rational assessment, is required in terms of: 

         (i) Regulations AZ4(1)(b)(ii), A1(3), A23(4), G1(3), O4, P2(2), Q3, R1(3), T1(2), W4 in respect of a system, measure, facility, parameter, or installation, as relevant, or 

         (ii) a part of SANS 10400; or 

     (b) a geotechnical investigation is required in terms of regulation F3, 

the owner of the building shall subject to the provisions of subregulations (4) and (5) appoint and retain one or more approved competent persons to undertake responsibility for the work associated with such regulations including any inspections and certifications that maybe required. 

2. Where it is not possible for such person to fulfil his or her duties as contemplated in subregulation (1), the owner of such building shall appoint and retain another approved competent person to take over and fulfil such duties and responsibilities both in respect of the work already designed or erected or installed and in respect of the balance of such work still to be undertaken to complete the project. 

3. The local authority may exempt from the requirements of this regulation any building classified in these regulations as minor building work or foundations to an addition or extension to a single storey building where the applicant has satisfied himself that the existing foundations are in accordance with the rules contained in SANS 10400-H and any local damage (including cracking) and deformation in the existing building are within tolerable limits. 

4. The owner of any building who is required by these regulations to appoint an approved competent person shall state in the terms of the appointment for the competent person that such person undertake all duties and responsibilities required by these regulations. Such persons shall declare his or her acceptance of such responsibilities in the relevant portion of Form 2 contained in SANS 10400-A. 

5. Notwithstanding the provisions of subregulation (1) or (2), a person may be appointed to undertake the relevant responsibilities and duties in respect of more than one of the systems, measures, facilities, parameters or installations provided for in subregulation (1) if the local authority accepts in terms of these regulations that he or she is competent to do so. 

6. (a) Where any building to be extended, the local authority may on receipt of the application for such extension and before granting approval require that the approved competent persons who have accepted responsibility for such work to timeously prepare and submit rational assessments as to the adequacy of the existing systems and installations in combination with the contemplated extensions to comply with the relevant requirements of these regulations for the whole building including the extensions. 

     (b) If the local authority is satisfied that any such rational assessment meets the requirement of these regulations and in particular of subregulation 6(a) it shall accept such assessment which shall be deemed to be part of the application submitted. 

     (c) If the local authority is not so satisfied it may after first consulting with the competent person who has submitted such assessment and subject to appeal to the Review Board decline to accept the assessment for reasons which it shall furnish in writing to such competent person and require him or her to submit a revised assessment to the satisfaction of the local authority. 

7. Where in a building any element of the structural, fire protection, artificial ventilation, stormwater disposal or non-water borne sanitary disposal, fire installation or drainage installation system as provided for in subregulation (1) is or is required to be the subject of a rational design or rational assessment, the person appointed as an approved competent person shall assume responsibility for satisfying the functional regulation relating to that particular system in its entirety. 

8. (a) Where an approved competent person is required in terms of subregulation (7) to assume responsibility for the system in its entirety and where parts of the system are to be undertaken by other competent persons, the approved competent person shall assume overall responsibility for the design of such system and shall ensure that: 

         (i) the component designs are generally in accordance with the approved application and in accordance with the requirements of these regulations. 

         (ii) the component designs will achieve the necessary co-ordination and interaction of the different elements so as to achieve the objectives of the systems. 

         (iii) in the case of the structural system, the interaction of the various component elements will be such that the structural adequacy of all the parts of the building and the overall stability of the building is assured, 

but in all cases excluding responsibility for the detailed design of elements carried out by the other competent persons, provided that such exclusion shall not preclude the approved competent person from taking any action which he or she considers necessary in terms of subregulation (8)(b). 

    (b)(i) For the purpose of satisfying him or herself of the adequacy of any design or designs contemplated in subregulation (8)(a) and of their compatibility with any system, measure or installation in its entirety, the approved competent person may at any time after his or her appointment, require the designer or designers of the different elements of the system referred to in subregulation (8)(a) to complete Form 3 contained in SANS 10400-A as he or she may deem necessary, and return it timeously, or in any event before building construction or installation proceeds. Each such designer shall,when called upon so to do, provide the information and documents concerned in respect of the work he or she has designed. 

         (ii) The person appointed as approved competent person may further require, after consultation with the designer concerned, modifications to the relevant designs, plans and specifications, if in his or her opinion they do not comply with the provisions of these regulations. 

         (iii) Copies of designs, plans and specifications accepted by the approved competent person shall be submitted if so required to the local authority counter-signed by the approved competent person. 

        (iv) Each designer of a part of a system shall on completion of the erection or installation thereof, if called upon to do so by the approved competent person, complete and submit the section of Form 3 relating to inspection contained in SANS 10400-A. 

    (c) The provisions of subregulation (8)(a) and (b) for designs shall also apply in the case of any applicable rational assessments. 

9. (a) Any person appointed by the owner in terms of subregulations (1) or (2), shall apply to the local authority for acceptance as an approved competent person and shall: 

         (i) make application, and 

         (ii) declare his or her competence to undertake the relevant duties in the manner prescribed in the Regulations 

on Form 2 contained in SANS 10400-A and shall complete all applicable sections of such form. 

    (b) The owner shall also complete the applicable section of Form 2 contained in SANS 10400-A 

     (c) The local authority may, subject to appeal to the Review Board, decline to accept the appointment of any person who: 

         (i) in completing any portion of Form 2 provides incorrect or incomplete information which in the opinion of the local authority is material to the determination of such applicant's competence; 

         (ii) is not an employee of the owner of the building and is not in possession of professional indemnity insurance cover; 

         (iii) is not professionally registered in terms of the Engineering Professions Act, 2000 (Act No. 46 of 2000), the Architectural Professions Act (Act No. 44 of 2000) or the National Scientific Professions Act,2003 (Act No. 27 of 2003); 

         (iv) is in the opinion of the local authority inadequately qualified or has insufficient experience or contextual knowledge to make the determinations that are required in terms of these regulations, provided however that any person that satisfies the relevant definition for a competent person provided in a part of SANS 10400 in relation to the duties contemplated in this subregulation, is deemed to satisfy this sub-regulation; and 

         (v) is under investigation by a disciplinary tribunal of the Engineering Council of South Africa, the South African Council for the Architectural Profession or the South African Council for Natural Scientific Professions and the chief executive officer of such a Council has expressed an opinion in writing that the applications made by such persons should not be approved in the public interest. 

10.(a) Where in respect of any building the local authority, after consideration of: 

        (i) the details of registration in respect of category, date and discipline in which the applicant is registered, qualifications, experience, training and contextual knowledge provided in terms of this regulation by any person seeking acceptance of his or her appointment as a competent person, and 

         (ii) the declaration of competence provided by such person in terms of subregulation (9), 

considers that such person does not possess the degree of competence necessary to undertake the relevant duties, it may decline to accept the appointment of such person, who may appeal to the Review Board. 

    (b) If the appeal is upheld, the local authority shall accept the appointment of the appellant as a person competent to under take such duties or any part thereof in respect of such building as the Review Board may decide. 

11. Where the local authority is satisfied with an application in respect of the matters specified in subregulations (10)(a)(i) and (ii) it shall indicate acceptance of the application in the manner specified in Form 2 as contained in SANS 10400-A. 

12.(a) On completion of the structural, fire protection or fire installation system for which an approved competent person has been appointed in terms of subregulations (1) or (2), such competent person shall complete and submit to the local authority a fully completed Form 4 as contained in SANS 10400-A in respect of each such system for which such person has accepted responsibility in terms of section 14(2A) of the Act 103. 

    (b) The local authority may require from the owner that an approved competent person submit a copy of the certification of the specific work, other than the structural, fire protection or fire installation, for which he has been appointed on completion of the building. 

13. Where any person provides any information or certificate required in terms of this regulation or which he or she knows to be incomplete or false, such person shall be guilty of an offence.

A20. Classification and Designation of Occupancies

1. 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.

2. Notwithstanding the requirements of subregulation (1), any area in any building which is used for any purpose ancillary to that of any occupancy classification contemplated in subregulation (1) shall, subject to adequate facilities and safety measures being provided, not be classified as a separate occupancy.

3. Any room or space used for the storage or processing of flammable liquids shall not be deemed to be a J1 occupancy as herein defined if -

    (a) such liquid is stored in the fuel tank of any engine, motor vehicle, boat or lawnmower;

    (b) the quantity of liquid to be stored or handled in such room does not exceed 40 litres; or

    (c) the quantity contemplated in paragraph (b) exceeds 40 litres but does not exceed 200 litres and the closed cup flash point of such liquid is above 40°C.

Table 1 - Occupancy or Building Classification

Class of occupancy of buildingClass of occupancy of buildingUNOFFICIAL Examples
A1Entertainment and public assembly
Occupancy where persons gather to eat, drink, dance or participate in other recreation.

* Amusement Arcade
* Amusement Park Structures
* Assembly Hall
* Banquet Halls
* Cafeterias
* Casinos (Gaming Areas)
* City Hall
* Civic Centre
* Coffee Shop
* Community Centre
* Community Hall
* Dance Hall
* Drinking Establishments
* Drive-Through / Drive-In Food Outlets
* Fast Food Outlet
* Market
* Multi-Purpose Hall
* Night Club / Disco
* Passenger Station Terminals (Air, Surface, Underground and Marine Public Transportation Facilities)
* Pool And Billiard Parlors
* Pub / Bar / Ladies Bar
* Recreation Hall And Pier
* Restaurant
* Shebeen / Tavern
* Snack Bar
* Sports Club Building
* Tent – Public Assembly
* Town Hall

A2Theatrical and indoor sport
Occupancy where persons gather for the viewing of theatrical, operatic, orchestral, choral, cinematographical or sport performances.
* Broadcasting Studio
* Cinema
* Concert Hall
* Drive-in Cinema
* Motion Picture Theater
* Open Air Amphitheatre
* Opera House
* Recording Studio
* Symphony Hall
* Television Studio
* Theatre - Stage Production
* Indoor Sport
   * Arena
   * Bowling Alley
   * Climbing Walls
   * Diving Centre
   * Gymnasium
   * Health Centre
   * Health Club
   * Health Spa
   * Skateboard Rinks
   * Sports Club Building
   * Sport Hall
   * Sports Track
   * Squash Court
   * Stadium
   * Swimming Pool
   * Tennis Court
   * Wave Pools
A3Places of instruction
Occupancy where school children, students or other persons assemble for the purpose of tuition or learning.
* Conference Centre
* Convention Centre
* Auditorium
* Child day-care
* College
* Farm School
* Kindergarten
* Laboratory (School / University)
* Lecture Hall / Theatre
* Nursery School
* Place of Higher Learning
* Pre-school
* Religious Educational Rooms
* Rural School
* School – Primary & Secondary
* Training Facility
* University
A4Worship
Occupancy where persons assemble for the purpose of worshipping.
* Chapel
* Church
* Mosque
* Place of Religious Worship
* Religious Assembly Hall
* Synagogue
* Temple
A5Outdoor sport
Occupancy where persons view outdoor sport events.
* Arena
* Bleachers
* Bowling Green
* Climbing Walls – Outdoor
* Diving Pool
* Grandstand
* Skateboard Rink
* Skating Rink
* Stadium
* Sports Court
* Sports Field
* Sports Track
* Swimming Pool – Domestic
* Swimming Pool – Public
* Tennis Court
* Wave Pools
B1High risk commercial service
Occupancy where a non-industrial process is carried out and where either the material handled or the process carried out is liable, in the event of fire, to cause combustion with extreme rapidity or give rise to poisonous fumes, or cause explosions.
* Facilities where Noxious / Toxic / Flammable Materials are Used / Sold
* Gas Filling Services
* Petrol Station
* Vehicle Service Station
* Research / Development Laboratories
B2Moderate risk commercial service
Occupancy where a non-industrial process is carried out and where either the material handled or the process carried out is liable, in the event of fire, to cause combustion with moderate rapidity but is not likely to give rise to poisonous fumes, or cause explosions.
* Buildings for assembling, disassembling,  fabricating, finishing, manufacturing, packaging, repair or processing operations of:
   * Aircraft
   * Appliances
   * Athletic Equipment
   * Motor Vehicles
   * Bakeries
   * Beverages – Alcoholic
   * Bicycles
   * Boats
   * Brooms or Brushes
   * Business Machines
   * Cameras and Photo Equipment
   * Canvas or Similar Fabric
   * Carpets and Rugs (Includes Cleaning)
   * Clothing
   * Construction and Agricultural Machinery
   * Disinfectants
   * Dry Cleaning and Dyeing
   * Electrical
   * Electronics
   * Engines (Including Rebuilding)
   * Furniture
   * Hemp Products
   * Jute Products
   * Laundries
   * Leather Products
   * Machinery
   * Motion Pictures and Television Filming Studio (Without Spectators)
   * Musical Instruments
   * Optical Goods
   * Paper Mills or Products
   * Photographic Film
   * Plastic Products
   * Printing or Publishing
   * Recreational Vehicles
   * Refuse Incineration
   * Shoes
   * Soaps and Detergents
   * Textiles
   * Timber Millwork
   * Tobacco
   * Trailers
   * Upholstering
   * Wood - Distillation
   * Woodworking – Cabinetry
* Electronic Data Processing Centres
* Funeral Parlour
* Mortuary
* Laboratory (Private / Corporate)
* Telephone Exchange
* Radio Studios
* Postal Buildings
B3Low risk commercial service
Occupancy where a non-industrial process is carried out and where neither the material handled nor the process carried out falls into the high or moderate risk category.
* Buildings for assembling, disassembling, fabricating, finishing, manufacturing, packaging, repair or processing operations of (non-combustible material):
   * Beverages – Non-Alcoholic
   * Brick and Masonry
   * Ceramic Products
   * Foundries
   * Glass Products
   * Gypsum
   * Ice
   * Metal Products (Fabrication and Assembly)
* Car Wash
* Crematorium – Human & Animal Remains
* Greenhouses
* Garden Nursery
* Livestock Shelter
C1Exhibition hall
Occupancy where goods are displayed primarily for viewing by the public.
* Exhibition Centre / Hall
* Outdoor Exhibition Space
C2Museum
Occupancy comprising a museum, art gallery or library.
* Art Gallery
* Library
* Multi-Media Centre
* Museum
* Planetarium
D1High risk industrial
Occupancy where an industrial process is carried out and where either the material handled or the process carried out is liable, in the event of fire, to cause combustion with extreme rapidity or give rise to poisonous fumes, or cause explosions.
* Petrochemical
* Nuclear Reactor / Facility
D2Moderate risk industrial
Occupancy where an industrial process is carried out and where either the material handled or the process carried out is liable, in the event of fire, to cause combustion with moderate rapidity but is not likely to give rise to poisonous fumes, or cause explosions.
* Abattoir
* Assembly Plant
* Factory
* Food Processing
* Manufacturing Plant
* Mill
* Pharmaceuticals Processing
* Processing Plant
D3Low risk industrial
Occupancy where an industrial process is carried out and where neither the material handled nor the process carried out falls into the high or moderate risk category.
* Steel Mills
* Paper Plant
* Electric Generation Plant  
D4Plant room
Occupancy comprising usually unattended mechanical or electrical services necessary for the running of a building. 
* Computer Building / Room
* Electric Control / Transformer Room
* HVAC Plant Room
* Lift Motor Room
* Switch Room
* Storage Tanks – Non-chemical
* Telecommunication Building
* Towers  
E1Place of detention
Occupancy where people are detained for punitive or corrective reasons or because of their mental condition.
* Correctional Center
* Detention Center
* Jail
* Police Station Cells
* Pre-release Center
* Prison
* Reformatory
* Social Rehabilitation Facility
E2Hospital
Occupancy where people are cared for or treated because of physical or mental disabilities and where they are generally bed-ridden.
* Clinic
* Community Health Centre
* Hospital
* Medical Centre
* Medical Trauma Unit
* Mental Hospitals
* Psychiatric Hospital
* Sanatorium
E3Other institutional (residential)
Occupancy where groups of people who either are not fully fit, or who are restricted in their movements or their ability to make decisions, reside and are cared for.
* Ambulatory Care Facility
* Assisted Living Facility
* Children's Home
* Community Care Centre
* Congregate Care Facility
* Convalescent Facility
* Detoxification Facility
* Foster Care Facility
* Frail Care Facility
* Halfway House
* Hospice
* Nursing Home
* Old Age Home
* Rehabilitation Centre
* Substance Abuse Rehabilitation Centre
E4Health care
Occupancy which is a common place of long term or transient living for a number of unrelated persons consisting of a single unit on its own site who, due to varying degrees of incapacity, are provided with personal care services or are undergoing medical treatment.
* E-type occupancy limited to a single unit on its own site.
F1Large shop
Occupancy where merchandise is displayed and offered for sale to the public and the floor area exceeds 250 sqm.
* Buildings and structures as for the uses under small shop where permitted area is exceeded.
* Shopping Centre / Mall
* Retail Centre
* Automobile / Motor Vehicle Showroom
* Convenience Store
* Department Store
* Sales / Showroom
* Supermarket
F2Small shop 
Occupancy where merchandise is displayed and offered for sale to the public and the floor area does not exceed 250 sqm.
* Barber Shop
* Beauty Shop
* Corner Store
* Home Shop
* Florists
* Print shops
* Spaza Shop
* Tea-room
F3Wholesaler's store
Occupancy where goods are displayed and stored and where only a limited selected group of persons is present at any one time.
G1Offices
Occupancy comprising offices, banks, consulting rooms and other similar usage.
* Airport Traffic Control Tower
* Bank
* Civic Administration
* Courtrooms – Sheriff, Magistrate, High, Supreme, Constitutional
* General Post Office
* Office Building
* Police Station – Offices
* Medical Consulting Room – Dentist, Doctor, etc.
* Professional Consulting Services - Architect, Attorney, Engineer, Broker, etc.
* Radio Control Centre
* Call Centre
* Security Control Office
H1Hotel
Occupancy where persons rent furnished rooms, not being dwelling units.
* Boarding Establishment
* Bed & Breakfast (>16 persons)
* Game Lodge
* Guest House (> 16 persons)
* Hotel
* Hotel Health Spa
* Holiday Apartments
* Motel
* Self-catering Units
* Vacation Timeshare Properties
H2Dormitory
Occupancy where groups of people are accommodated in one room.
* Backpackers Accommodation
* Convent
* Dormitory
* Fraternity / Sorority
* Monastery
H3Domestic residence
Occupancy consisting of two or more dwelling units on a single site.
* Ancillary Unit / Granny Flat
* Apartment Block
* Congregate living facilities (transient) with more than 10 occupants
* Multi-unit Residential Development
* Recreational Estate (Marina, Golf, etc.)
* Retirement Development
* Townhouse Development
H4Dwelling house
Occupancy consisting of a dwelling unit on its own site, including a garage and other domestic outbuilding, if any.
* Domestic Quarters
* House
* Parsonage
* Rectory
* Private Garage
H5Hospitality
Occupancy where unrelated persons rent furnished rooms on a transient basis within a dwelling house or domestic residence with sleeping accommodation for not more than 16 persons within a dwelling unit.
* Guesthouse (≤ 16 persons)
* Bed & Breakfast (≤ 16 persons)
J1High risk storage
Occupancy where material is stored and where the stored material is liable, in the event of fire, to cause combustion with extreme rapidity or give rise to poisonous fumes, or cause explosions.
* Buildings and structures for the storage of materials not identified under low or moderate risk.
* Explosives
* Flammable Products
* Petrochemical Products
* Toxic Waste
* Wine Cellars / Stills
* Armory
J2Moderate risk storage
Occupancy where material is stored and where the stored material is liable, in the event of fire, to cause combustion with moderate rapidity but is not likely to give rise to poisonous fumes, or cause explosions.
* Moderate Risk Storage shall include buildings used for the storage of combustible materials
   * Aerosols
   * Bags - Cloth, Burlap and Paper
   * Bamboo and Rattan
   * Baskets
   * Belting - Canvas and Leather
   * Books and Paper - Rolls or Packs
   * Boots and Shoes
   * Buttons - Cloth Covered, Pearl or Bone
   * Cardboard and Cardboard Boxes
   * Clothing - Wearing Apparel
   * Cordage
   * Furniture
   * Furs
   * Glues - Mucilage, Pastes and Size (Distemper)
   * Grains
   * Horns and Combs – Not Celluloid
   * Leather
   * Linoleum
   * Lumber / Wood
   * Photo Engravings
   * Resilient Flooring
   * Silks
   * Soaps
   * Sugar
   * Tires - Bulk Storage
   * Tobacco - Cigars, Cigarettes and Snuff
   * Upholstery and Mattresses
   * Wax Candles
* Aircraft Hangar - Storage and Repair
* Dry Boat Storage – Indoor
* Motor Vehicle Repair Garages
J3Low risk storage
Occupancy where the material stored does not fall into the high or moderate risk category.
* Buildings and structures for the storage of non-combustible materials such as products on wood pallets or in paper cartons without significant amounts of combustible wrappings. Such products may have a negligible amount of plastic trim such as knobs, handles or film wrapping.
   * Asbestos
   * Beverages - Up to & Including 16% Alcohol in Metal, Glass or Ceramic Containers
   * Cement - In Bags
   * Chalk and Crayons
   * Dairy Products - In Nonwaxed Coated Paper Containers
   * Dry Cell Batteries
   * Dry Insecticides
   * Electrical Coils
   * Electrical Insulators
   * Electrical Motors
   * Empty Cans
   * Foods – In Noncombustible Containers
   * Fresh Fruits and Vegetables - In Nonplastic Trays or Containers
   * Frozen Foods
   * Glass
   * Glass Bottles - Empty or Filled with Noncombustible Liquids
   * Gypsum Board
   * Inert Pigments
   * Ivory
   * Meats
   * Metal Cabinets
   * Metal Desks - With Plastic Tops and Trim
   * Metal Parts
   * Metals
   * Mirrors
   * Porcelain and Pottery
   * Stoves
   * Talc and Soapstones
   * Transformers – Oiled filled or Other Type
   * Washers and Dryers
* Cold Chain Facilities / Ice Bunkers etc.
* Feed Storage
* General Livestock Housing / Stables
* General Use Barns & Sheds
J4Parking garage
Occupancy used for storing or parking of more than 10 motor vehicles.
* Parking Garages – Open, Enclosed or Underground
Showing entries (filtered from total entries)

A21. Population

1. The population of any room or storey or portion thereof shall be taken as the actual population of such room, storey or portion thereof where such population is known or, where such population is not known, the population shall be calculated from the criteria given in Table 2.

2. In the case of any occupancy classified as F1, where the total floor area is more than 500 sqm, that portion of the floor area that is in excess of 500 sqm shall, for the purposes of calculation of the population be reduced by an amount of 20%. 

Table 2 - Design Population

Class of occupancy of room or
storey or portion thereof
Population
A1, A2, A4, A5Number of fixed seats or 1 person per sqm if there are no fixed seats
E1, E3, H1, H3, H42 persons per bedroom
E416 persons provided that the total number of persons per room is not more than 4
H516 persons per dwelling unit provided that the total number of persons per room is not more than 4
G11 person per 15 sqm
J1, J2, J3, J41 person per 50 sqm
C1, E2, F1, F21 person per 10 sqm
B1, B2, B3, D1, D2, D31 person per 15 sqm
C2, F31 person per 20 sqm
A3, H21 person per 5 sqm
Showing entries (filtered from total entries)

A22 - Notice of Intention to Commence Erection or Demolition of a Building and Notices of Inspection

1.  (a) No work in connection with the erection or demolition of any building shall be commenced on the site unless notice, in the form required by the local authority, has been given to such local authority by the owner of such building, stating the date on which such erection or demolition will commence. 

    (b) Such notice shall in the case of the erection of a building be given at least four days, exclusive of a Saturday, Sunday or public holiday, and in the case of the demolition of a building, at least 10 days, exclusive of a Saturday, Sunday or public holiday, before such work commences. 

2. Notice in the form required by the local authority shall be given by the owner to such local authority of a date which shall be at least two working days from the date of receipt by it of such notice on which, as the case may be - 

    (a) any fire installation will be connected to any communication pipe; 

     (b) trenches or excavations will be ready for inspection prior to the placing of concrete for any foundation; or 

     (c) any drainage installation will be ready for inspection and testing. 

     (d) the building will be completed. 

3. No owner shall construct any foundation until the trenches or excavations have been inspected and approved by the local authority, and such owner shall not backfill or enclose a drainage installation until such installation has been inspected, tested and approved by the local authority: Provided that this requirement shall not apply if such inspection and testing has not been carried out by the end of the working day which has the first date mentioned in subregulation (2). 

4. Any owner who fails to comply with the requirements of this regulation shall be guilty of an offence.

A23. Temporary Buildings

1. On receipt of any application to erect a building which the applicant has declared to be a temporary building, the local authority may, subject to the provisions of subregulations (2), (3) and (4), grant provisional authorization to the applicant to proceed with the erection of such building in accordance with any conditions or directions specified in such authorization.

2. Before granting such authorisation the local authority may require the submission of - 

     (a) a statement of the period for which authorization is required; 

     (b) a site plan; 

     (c) layout drawings in sufficient detail to enable the local authority to determine the general size, form, materials of construction and use of the proposed building; and 

     (d) any structural detail required by the local authority to determine the structural safety of the proposed building. 

3. The local authority shall grant the authorization contemplated in subregulation (1) for a limited period, to be determined with regard to the period specified by the applicant. 

4. The local authority may at the request of the owner grant approval for one or more extensions of the period contemplated in subregulation (3): Provided that where it is intended that the public should have access to such building each such request shall be accompanied by a certificate signed by an approved competent person, indicating that the condition of the structural system is satisfactory. 

5. The owner of such building may, not later than the last day of the period contemplated in subregulation (3), submit to the local authority such additional plans and details as required by the local authority in order to consider an application in terms of section 4 of the Act. 

6. Where such local authority has granted approval in respect of an application contemplated in subregulation (5) the owner shall submit to the local authority an affidavit stating that any part of such building erected in terms of the provisional authorization has been erected in accordance with the plans and details contemplated in subregulation (5). 

7. If any plans and details contemplated in subregulation (5) have not been submitted to such local authority or if such local authority has refused to grant approval in respect thereof, the owner shall forthwith remove or demolish such building. 

A24. Standardization of Interpretation

1. Where so requested, in writing, by any local authority, the owner of any building or any person with an interest in such building, the council may examine the plans, specifications or other documents which accompanied or which are intended to accompany any application to the local authority in question, perform any tests that it considers necessary and inspect the site on which such building is to be erected, and issue a report in connection therewith.

2. Where the council finds that the proposed building complies with all the relevant requirements of these regulations it shall report accordingly, and any application for approval to erect such building, where accompanied by such report shall be deemed to satisfy the requirements of the Act: Provided that such report shall clearly identify any plans, specifications or other documents which have been examined by the council.

A25 - General Enforcement

1. No person shall use any building or cause or permit any building to be used for a purpose other than the purpose shown on the approved plans of such building, or for a purpose which causes a change in the class of occupancy as contemplated in these regulations, whether such plans were approved in terms of the Act or in terms of any law in force at any time before the date of commencement of the Act, unless such building is suitable, having regard to the requirements of these regulations, for such first-mentioned purpose or for such changed class of occupancy.

2. Any person who contravenes a provision of subregulation (1) shall be guilty of an offence, and the local authority may serve a notice on such person calling upon him forthwith to cease such contravention.

3. Where the erection of any building was completed before the date of commencement of the Act and such erection was in contravention of the provisions of any law in force before such date, the local authority may take any action it may have been competent to take in terms of such law. 

4. Where any building was being erected before the date of commencement of the Act in contravention of the provisions of any law in force before such date and the erection of such building is continued on or after such date in contravention of such provisions or of the provisions of the Act, the person who continues so to erect such building shall be guilty of an offence. 

5. Any person who, having obtained approval in terms of the Act for the erection of any building, deviates to any material degree from any plan, drawing or particulars approved by the local authority shall, except where such deviation has been approved, be guilty of an offence. 

6. The local authority may serve a notice on any person contemplated in section 4(4) of the Act or subregulation (4) or (5), ordering such person forthwith to stop the erection of the building concerned or to comply with such approval, as the case may be: Provided that where any deviation is found to be necessary during the course of construction of such building, the local authority may authorize the work to continue but shall require that an amended plan, drawing or particulars to cover such deviation is submitted and approved before a certificate of occupancy is issued. 

7. Whether or not a notice contemplated in subregulation (6) has been served, the local authority may serve a notice on the owner of any building contemplated in subregulation (4) or (5), ordering such owner to rectify or demolish the building in question by a date specified in such notice. 

8. If, before the date specified for the rectification or demolition contemplated in subregulation (7), the owner satisfies the local authority that he has complied with the requirements contained in these regulations, the notice contemplated in subregulation (7) shall be deemed to have been withdrawn. 

9. Where any building is being or has been erected and any contravention of these regulations other than those relating to matters referred to in subregulation (4) or (5) has been committed, the local authority shall serve a notice on the owner of such building and in such notice shall specify a date by which such owner shall have complied with the regulations, cite the regulations contravened and specify the steps to be taken in order to comply with such regulations. 

10. Where any building, excluding a temporary building, is being or has been erected without the prior approval contemplated in section 4(1) of the Act, the local authority shall serve a notice on the owner of such building, calling upon him to obtain the approval, in writing, as required by the Act, by a date specified in such notice. 

11. Any person who fails to comply with any notice contemplated in this regulation shall be guilty of an offence.