SANS 10400 South African National Building Regulations.
SANS 10400 is the South African National Standard for the application of the National Building Regulations. Developed and maintained by the South African Bureau of Standards (SABS), the current base edition is SANS 10400:2011 with individual parts updated independently.
Two-layer structure:
A builder can comply either by following the deemed-to-satisfy requirements OR through a rational design prepared by a competent person demonstrating equivalent or better performance.
SANS 10400 is purchased from SABS (parts sold separately). The 1990 edition is freely available online but is outdated — many parts have been substantially revised.
| Part | Title | Key Scope |
|---|---|---|
| A | General principles and requirements | Occupancy classification, plan submission, definitions, competent persons |
| B | Structural design | Structural integrity, loading, dolomite land requirements |
| C | Dimensions | Minimum room sizes, floor areas per occupancy, ceiling heights |
| D | Public safety | Safety of persons on/near buildings, swimming pool fencing |
| E | Demolition work | Requirements for demolition (no deemed-to-satisfy code) |
| F | Site operations | Site clearance, noise/dust control, waste, working hours |
| G | Excavations | Excavation safety, support of excavation faces |
| H | Foundations | Foundation design, geotechnical investigation requirements |
| J | Floors | Floor construction, damp-proofing of floors |
| K | Walls | Wall construction, masonry, damp-proof courses, boundary walls |
| L | Roofs | Roof construction, waterproofing (watertight 5+ years without maintenance) |
| M | Stairways | Stairway dimensions, handrails, balustrades (min 850mm–1m) |
| N | Glazing | Safety glazing requirements |
| O | Lighting and ventilation | Natural light, window sizes, mechanical ventilation |
| P | Drainage | Sanitary drainage design and discharge |
| Q | Non-water-borne sanitary disposal | Pit latrines, septic tanks (no waterborne sewerage areas) |
| R | Stormwater disposal | Stormwater management, discharge restrictions |
| S | Facilities for persons with disabilities | Ramps, accessible bathrooms, door widths, grab rails |
| T | Fire protection | Fire safety, escape routes, fire ratings, fire doors |
| U | Refuse disposal | Refuse storage and removal (no deemed-to-satisfy code) |
| V | Space heating | Requirements for heating installations |
| W | Fire installation | Fire detection and suppression systems |
| X | Energy usage in buildings | General energy requirements |
| XA | Energy usage in buildings (detailed) | Building envelope, orientation, services efficiency (updated 2021) |
There is no Part I (to avoid confusion with the number 1).
Before any construction, plans and documents must be submitted to the local authority:
Plans must be drawn by or under the supervision of a "competent person" — architect, engineer, draughtsperson, or other professional recognized by the local authority.
Timeframe: Local authorities must approve or reject plans within 30 working days (60 days for complex applications). If no response is received, the applicant may proceed as if approved — but this is risky in practice.
| Class | Description | Examples |
|---|---|---|
| A1–A5 | Assembly / entertainment / worship / sport | Cinemas, schools, churches, stadiums |
| B1–B3 | Commercial service (high → low risk) | Spray painting, workshops, offices |
| C1–C2 | Exhibition / museum | Museums, galleries |
| D1–D4 | Industrial (high → low risk) + plant rooms | Chemical plants, manufacturing, light industry |
| E1–E4 | Institutional | Prisons, hospitals, old age homes, clinics |
| F1–F3 | Mercantile | Supermarkets, retail shops, warehouses |
| G1 | Office | Office buildings |
| H1–H5 | Residential / hospitality | Hotels, hostels, houses, flats, guest houses |
| J1–J4 | Storage / parking | Flammable materials, general storage, parking garages |
Most relevant: A (plans), B (structure), C (dimensions), H (foundations), J (floors), K (walls), L (roofs), O (lighting/ventilation), P (drainage), R (stormwater), T (fire protection), XA (energy).
Add: D (public safety), S (disability access), W (fire installation). Occupancy classification drives specific requirements for fire ratings, escape routes, and accessibility.
All new buildings must demonstrate energy compliance via one of three routes:
| Aspect | Required Professional |
|---|---|
| Building plans | Architect, draughtsperson, or engineer |
| Structural design | Structural engineer (ECSA registered) |
| Electrical work | Registered electrician (must issue Certificate of Compliance) |
| Plumbing | Registered plumber (PIRB — must issue Certificate of Compliance) |
| Fire engineering | Professional Engineer/Technologist (ECSA registered, fire experience) |
Same plan submission process. Plans must show existing structure AND proposed changes. Existing non-compliant elements may be flagged by inspectors.
Regulated under Part K. Height limits, structural requirements, and setback rules apply. Electric fence regulations are separate.
Must comply with Part D (Public Safety) — fencing requirements to prevent child drowning. Minimum fence height and gate specifications apply.