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The building how ever is completely bricked up with windows and a sliding door with a thatch roof. The seller has said that it is not registered Aluminum Boat Trailer Builders Map and that we would have to get it registered. What concerns me is that this building is not on a foundation but has been built on the current paving. In corners of the inside of the building are round wooden poles of the same poles holding from the roof into the ground, the same as the poles in the thatch roof and what you commonly see in a thatched roof.
The problem with this is twofold: 1 If you are getting a bond, the bondholder is likely to insist on plans. See the link for a full description of minor building work. In terms of foundations, pole structures generally have foundation footings � i. They dig a deep-enough hole depending on the weight the structure has to carry for each upright and sink that into concrete. So a paved floor is fine � providing the foundation footings are adequate.
The other option that people sometimes use for pole structures like patio pergolas, are post anchor supports. These are usually made of mild steel, and have a hefty metal peg that gets anchored in concrete in a foundation footing.
A fairly straightforward open-sided carport defined as minor building work , with a solid tin or fiberglass roof, built with either wooden or metal posts, would require foundation footings that were at least mm x mm square, and mm deep. If I were you I would make my offer to purchase dependent on the current owner obtaining approved plans from the local authority for the structure. I hope this helps. We have an existing pergola which is situated in a u-shaped courtyard.
What regulations would apply in this instance? Many thanks. Senta this qualifies as minor building work see the link. So you put a roof on the pergola but you do need to notify the council that your going to do this. In a nutshell � you may only erect a temporary structure for a specified period of time because it is temporary � e. Thereafter you must demolish them. If you want to use this type of structure permanently, you need approved plans.
Such a construction could easily be used as a car port but it is not permanently enclosed in any way � merely tensioned between the posts. What do I need to do before I start to extend my cottage e. One front unit wall? Minor building work. Who do I contact to come and inspect the cottage to be extended.
The new fenestration regs apply to all parts of the house including additions to an old house. Your local authority MAY not require plans, but you should check with them because you will effectively be changing the function of this space � and function is an important part of the National Building Regulations.
My guess is that this will be regarded as minor building work, but that you will be required to submit a rider plan showing the new doors and windows. We have a braai area next to our back wall. We are planning to enclose the area with a pergola. Would we need to get approval to do this?
Hilda if the structure is open sided and smaller than the area specified in the regs then no. If you are in fact going to enclose it � e. Please advise: We would like to extend our kitchen, living room and study � by making use of lots of wasted space large open areas � how would we need to approach something like this:. If so, then I suggest you outline the work you intend to do and submit this to your local authority.
They should have some sort of a form you can fill in. For instance, there might be a wall that you could bash out to make extra space. But if this WAS a load-bearing wall, you would need input from an architect, possibly even an engineer � and you definitely would need plans. When in doubt contact your local authority. At the end of the day they have the final say. Hi Penny, I would like to extend the height of my boundary wall with either palisade steel panels or precast panels.
Will I require a plan for this? Thank you. Sally, any freestanding wall built with masonry, concrete, steel, aluminum, or timber or any wire fence that does not exceed 1,8 m in height at any point above ground level and does not retain soil is regarded as minor building work in terms of the National Building Regulations, and does not require plans. However in terms of the legislation, you are obliged to notify the local authority of the work you intend to do.
If you are going to extend it higher than 1,8 m, they might require plans. What happens if an addition has been made to a property before you purchased the property and no no permission was sort? Craig � you might have a problem.
However it is possible to have a rider plan drawn up and submit this to the council. You will need to ensure though that the addition was completed according to the Building Regulations. If not, you might have to alter the alterations! If it is totally illegal � i. So weigh up all these issues. Do we need plans?
Dumsani, You can partition the room without plans, but as soon as you change the function of a room, e. You can probably submit a rider plan that just shows this part of the house, but you will need to indicate new plumbing and electrics and have this work installed by qualified, registered people. Is this considered as minor building work, when the original stoep and balcony structures were in place and previously approved by council?
I will like to extend my existing veranda by about a meter, how can I go about getting approval for this. Craig, if you need plans to do this, you will have to consult with a competent person. That person will then submit the plans to council and make sure the work is done according to plan. But you will need to check with their planning department, and if it is minor building work they may need you to fill in a form or provide a letter, stating that you are going to be doing the work.
The major issues will be how close to the boundary the extension will take the verandah � if the house is already close to the boundary line you might have to get approval from the council. And how structural the work is. Presuming the roof structure was already in place, I would think so Ed. Just bear in mind function. Being used for what you would normally use a stoep e. I am doing internal alterations to an existing building. It is currently being used as a Student Residence and the buyer wants to turn it into bachelor units.
Will I need to brick up existing windows to meet with the fenestration requirements so forth? Kazerne, As I understand the regulations you will only need to comply with the new XA if plans are required.
Health and safety are the primary issues they are concerned about. I have added a page with some more information that might help you. One thing you will need to take into account is the fact that the function of the building is being changed, and this will need to be note on the plans. For this reason the local authority may demand compliance with Part XA.
I have a house with an existing stoep The stoep is already on the plan I aim to put a roof over the stoep , will I require a plan for this the stoep is 2m X10 m.
I am quite competent in drawing up my own plan , can I submit this plan even though I am not an architect. Mo, it is up to the building control officer to make this decision. Probably not, since I presume it is open-sided, and would then be regarded as minor building work.
Mo, Unfortunately not. This has to be done by a competent person � i. I have given you a link to our sister web site, Owner Building where I have written an article about competent persons. You might be able to find someone who would sign your plans � which would save you some money rather like they might use a draughtsperson in their office to draw the plans � but a competent person must be appointed, and this person has to submit the plans and follow through to the end of the build.
Hi I was wanting to know, does one require building plans to erect an awning? Specifically a louvre type awning. And do building regulations differ from one municipality to another? It is going to be at mm into the trench and from the ground up 1. The information on this page spells it out for you thaven. But you should check whether the local authority has a by-law that requires plans, and whether you need permission from them in terms of exactly where you build the wall.
Muneera, 1 An awning would normally be minor building work and so would not require plans. Remember that the NBR are minimum standards.
We are wanting to build a deck that is 50square meters in total,it is a wrap around deck that runs down one side of our house and around half way to the other side.
What would be the regulations around this? We would like to do it ourselves, but thought due to the size that we would need to the structure to be signed off or something like this before laying the flooring.
Could you please advise. A wooden deck will depend how high off the ground it will be. You will be able to have a low retaining wall so long as it is no higher than one meter 1m.
Good morning, I have a small timber construction company. I have a few questions that no one has been able to answer for me. I build wendy houses, but I need to know at what size do clients to go from needing permission to getting plans, or does it come down to intention for use?
Small wendy houses are build on blocks and require no foundation, are thes I am often asked to make wendy houses live able, in terms of fire rating, what is the best insulater for wall? Do Jungle gyms require plans? Hi there if I add solar panels to my roof or any commercial building, do I still need to submit new plans! However you will have some plumbing to do and this must be done by a qualified and registered plumber who may need to sign a certificate of compliance for your local council.
Check with them. Zane here are some links to articles that should help answer your questions. There is another article on minor building work on our sister website, Owner Building. This article also mentions temporary buildings. But to understand the concept of temporary buildings fully, read the article on this site. A temporary building is just that � you cannot leave it up permanently.
So you certainly cannot have a timber dwelling classified as a temporary structure. So the short answer is that if a timber building � call it whatever you like � is to be used as a dwelling, OR if it is larger than the sizes defined in the NBR in terms of purpose, then your clients need plans.
And they need these plans to be drawn up by a competent person. And if they try and sell the property at a later stage and the buyer discovers there are no plans � or if they want finance � there are likely to be serious ramifications.
If so, you need plans, and you need to comply with the building regulations. This includes compliance in terms of fire and insulation and all the other parts. There are some guidelines on this site, and reference to the specific parts of SANS you need to follow. But if you are doing any form of construction you should have a full copy of the regulations, and you should be using them on a daily basis. You guys have been in the business for 10 years and now you have to ask us if you need plans.
The answer is � no you do not need plans for residential or commercial use if it is a stand-alone system. BUT if the roof structure has to be changed or modified in any way then you will have to submit a plan. Could building lines be ignored when shadeports for the purpose of parking cars are erected? I have been advised that no plans have to be submitted for shadeports and since they are regarded as temporary structures, building lines do not have to be respected.
Your comments please! All the metropolitan areas in South Africa have their own by-laws that deal with this and do vary. Where such access is parallel to the street then the garage or car-port may be erected on the street boundary of the property. What is the general requirements to the width of the pavement in Newlands Cape Town?
I want to move my boundary wall on the street side closer to the street so that I can park my car off street behind the boundary wall. The City of Cape Town has strict by-laws regarding walls and fences that relate to both height and appearance. I want to build a 1. The building inspector refuses permission according to sec.
Which i am convinced it does not. Now the neighbours have given me written permission on his first refusal to build it and now the second time round he has refused it again. A few of the neighbours have 1. But i am stuck now, as i have no permission to build. Is this decision of the building inspector valid? And what recourse do I have now? I would appreciate any help in this regard.
You will need to contact your council to let them know you are erecting this structure and to double check what they require. Johan have you read what the Act says? If not you can download it from our downloads page. Section 7 says a lot more than what you have quoted. If you have not received this refusal in writing, demand it. You have every right to. Section 9 gives you the right to appeal against the decision of the local authority. Read the Act and the amendment. If he said this he is way out of line � or is this your interpretation?
Palisade fences are only mentioned in terms of height, see below. Perhaps you should find out who the district manager is in your part of the CT and contact that person. You might find the telephone number on the document you can download HERE. Thank you so much Penny. I have a further question. I know this from years of battles in the field of education.
However, does it work differently in building boundary walls and with building inspectors? The reason I am asking is that they rejected my boundary wall plans according to sec.
I think their reasoning is largely a safety issue � so local authority services e. That document is also downloadable from our site. You initially said that they had used the clause about unsightly building or detracting from the value of the neighboring properties. That is in the Act. And as I said in my previous reply, you have a right to object. It sounds to me that the person concerned here either has a personal interest of some kind, or is throwing their weight around.
You need to talk to more senior people � possibly even the town planner, if you can get to him. Or how about the mayor? Hi I would like to erect a carport at home in the Bruma area. Please advise the By-laws for this. Thank you Habiba. The floor will have no load on it. Maybe a strip foundation would be necessary?
Any info or help would be much appreciated,thanks very much. Gerry if you are enclosing the section under your house, strictly speaking you need approved plans and you need to build in accordance with the National Building Regulations and SABS guidelines. For instance, in any timber-framed wall, a damp-proof course must be installed between the bottom plate of the wall and any foundation wall or concrete floor slab, and this must extend over the full thickness of the wall.
And there are standards for penetration of rain. Generally both internal and external timber-framed walls should be constructed in accordance with the requirements of SANS It must be designed and constructed in accordance with the requirements of SANS under the direction of a competent person civil engineering. OR if it is not going to be used for storage or for industrial purposes i.
Habiba, As you will see on this page, open-sided carports of a certain size do now require plans. However you do need to tell your local council City of Johannesburg you intend to erect a carport. Some municipalities do have plan requirements though, in spite of the minor building law. You need to ask them. Thanks Penny,the Plans are almost done as it will be Residential but all your other info and guidance will be an absolute life-saver,thanx again. The building inspector insists that I need to submit plans for a 10 square meter wood and iron wendyhouse type toolshed in my backyard.
May the building inspector interpret the building regulations as he sees fit. As far as I know, a 10 square meter toolshed is defined in The Act as a minor building work, not requiring plans. The law does though state that you have to notify the local authority of your intention to build.
The only suggestion I have is for you to approach the head of the planning department and talk to that person. Otherwise you will simply have to submit plans as requested. Do I need to submit plans? The existing wooden sliding door as entrance into existing sitting room will be retained.
All windows in the house are wooden framed. I hear that the enclosure must be wooden framed? What I do not understand is why I need plans in order to erect 2 partition walls. Nicky we responded to your query on our Facebook page.
As I said previously, the issue appears to relate to fire prevention, which is why the local authority is calling for plans. It is their prerogative to do so. Does this apply to vibracrete walls? What are the rules or where can I find them? Prevyn � when it is minor building work the link will tell you more , or if the local authority does not require plans.
Rule of thumb is that any wall or fence under 1. We have a lapa brick and tiled roof on our property that was there when we bought the property. It has now come to our attention that the lapa in not on the original building plan, Do we have to add this to the plan? Thank you Karin. We want to build a braai on our boundry wall braai is mm away from vibacrete wall that separates us from our neighbour if they say no, what can we do about it?
The board of trustees of the complex has already approved the aesthetic alteration, but they are concerned that it might violate municipal regulations, since they are not sure what the regulation states regarding this matter. I would like to apply for exemption from submitting a plan, if this will be regarded as minor building work.
I have already received my current building plans from the municipality. What is the process that I should follow in order to get approval for this. I phoned the municipality regarding this matter.
Their only response is that I should submit plans to the office. I tried to explain to the lady that I am applying for minor building work in order to be exempted from submitting plans, but the only reply I get, is to submit plans. I have submitted plans to my local municipality, building and development in Kraaifontein, Western Cape.
It included converting my single garage into an extra room and erecting a tandem carport 3. Now the council has a problem with the outer carport being wider than 3. There are other properties that have carports wider than their garages in the same complex.
My existing garage has a parapet flat roof, the council has told me that i cannot convert it due to me altering the architecture of the development. All that will be done is the removal of the garage door and replaced with an window of the same architecture as the existing house. Group Housing.
The thing is that there is about 5 or so properties in the next street and neighborhood that have done the exact same conversion. Why would they tell me to comply to these rules when other owners have been given approval for the exact same alterations.
Clint, First of all, if you are in a complex the complex may have restrictions that must be adhered to. I assume this is the case because you are talking Aluminum Boat Builders Pacific Northwest Limited about the architecture.
If there is a body corporate perhaps you can get permission from them. You mention houses in the next street � are they part of the same complex? If not it is irrelevant. If they are you have a strong case in your favour. If you put your cursor on our tab Building Regulations Introduction, you will see a drop down menu that has several zoning docs � CT, Jhb and Tshwane. In terms of your carport. If you have plans, and the roof structure is properly supported, then there should be a problem with the width of your carport.
An open-sided carport that does not exceed 40 square metres in size is considered minor building work and does not require plans. Divan, only your local authority municipality can answer these questions.
If I were you I would go into their office and ask to see a senior person. And to cover yourself, write a letter to the council stating the procedure you have followed � including any reluctance on their part to give you access to the right people. Thank you for you comments. The municipality will now consider my plans after i took photos and aerial pictures of the complex where the other carports and garage conversions were.
They missed it on there initial survey of the area. Hi Ian, So long as you are not altering any structural elements, such as widening any openings, and only replacing what is already there, you should be fine. If you are in a complex with a body corporate I suggest that you ask them what their rules are. Hi , I want to put up a double carport that will be in front of an existing single garage.
It will also be hard up against the one side boundary wall with my neighbour. I was planning on a 6. My queries are : 1. Should i rather reduce this slightly to keep under 40sqm and therefore not require plans? Is there a standard neighbour consent form I should use? Can I get it erected after getting my neighbours permission but before council permission and then apply to them? Thanks for your help. Hi Penny Can you help me regarding regs on coutryard closure, partly or total. A competent person is required by law to draw the plans; that person should be able to answer your questions.
Silas, absolutely not! The regulations governing plumbing � including the National Building Regulations � are extremely strict, and with good reason. In terms of neighbour consent forms, I assume that most local authorities do have a standard form. And to answer you last question, no.
However there are other prerequisites that must be taken into account, including how much of the boundary may be built on and the total area of the property that may be built on. Francois, Check the small print in your insurance policy and see if the building regulations are mentioned. Whatever excuse they give must be part of the contract you signed with them. Unfortunately there is no such thing as a person representing the NBR.
Guidelines for the way walls are built are found in Part K, Walls. The NHBRC also has handbooks that they sell that show how walls should be built to comply with the regulations. Message: Hi I want to erect an awning 3. Dear Penny, Please could you confirm if the conversion of a garage into a living area is against SA Building Regulations?
Hi Lara, No it not against the building regulations. The way it works is, that each room on the plans that were submitted, when the house was built, has to say what the room will be used for and the house is then built according to the rules for each room. A garage is designated for a motor vehicle and classified as such and was built according to those specs. It is not a human habitable room. Each council in SA has its own way of dealing with this and in some cases you might only need to notify them in writing if your intention whilst others will want full rider plans.
I suggest that you find out and do it correctly as it might cost you a lot more later on if you decide to sell and the plans in council do not match with your house. It was extended two years ago to provide for an additional bedroom and bathroom flatlet. These windows are projecting towards our property, now providing my neighbour with full view into our living room, our back yard, front yard and swimming pool area.
The perimeter wall is 1. Question 1: According to their architect our loss of privacy is legal. Is this true? Question 2: Two months ago our neighbour converted the flatlet into a TV room. Now we hear the noise of their TV and radio inside our house as the ongoing noise projects through their window towards our property.
This is very frustrating when we want to have a quiet evening. We know this is an Environmental Health issue. But we also want to know if any building regulations are being contravened?
What are the regulations surrounding that? Is that allowed? Do they need plans? Do they need permission from us? The body corporate has approved this. Is there anything that we can do to stop this? Message: Hi I want to erect an awning on my balcony, I want to put joist hangers on my dividing walls,then hang two joists in them, I want to cover them with either shade cloth or IBR sheeting would I need planning permission to do this.
I would like to build a small retaining wall to terrace our garden, which is on a slop. I cannot seem to find any regulation governing such a small build � are you able to advise if I would need to apply for permission to build such a wall? It is not load bearing, and the amount of earth it would retain is nominal the other, existing retaining walls are doing most of the work already. Any help would be great! Thanks, Grant. The retaining wall section in the Regulations start at 1.
The width of 2. The wall should be a minimum mm thick. If you are building with hollow block I would advise you fill the cavities with mortar or concrete.
Do not use any horizontal damp-proof membrane, and do leave a couple of weep-holes. Hi there. I have recently purchased a proper with a low precast boundary wall. I want to change this to palisade fencing or possibly built proper wall at bottom and add palisade to top? Do I need to get plans in order to do this?? So the carport your neighbors plan to build does not required plans.
The positioning will probably depend on zoning. You can download the Johannesburg Town Planning Scheme document from this website; that might give you more insight. They probably only need your permission if the carport is to be close to the boundary.
You can appeal to the body corporate and lodge an objection with the City of Johannesburg; however it may not make any difference at all. Alta, the best I can do is to refer you to this article on our website. While they may not have broken any building regulations, they are in contravention of the PAJA.
Noise is another issue that you can complain to the council about. But none of this is straightforward NBR. Thank you so much for your reply and the valuable info you provided. We were unaware of the existence of the PAJA document � we will be studying it. Message: Hpoe you can help. My carport is attached to my house i want to close two sides to to create a room and bathroom existing foundation and roof, must i submit a plan for this.
Thank You. Hi Este, It is not about the floor or the roof the Regulations refer to the class of use of any structure. You want to change the class of building from a carport to a dwelling with plumbing and a sewage outlet.
All the building regulations apply to your extension and you will have to submit plans for approval before you do the renovation. If asked the nabour cant we fix the wall cause i have kids that will be playing in the yard andim afraid the wall mite fall on one of them.
Can i build my own wall and do i need a plan advise me please. If you are renting, report it to the landlord. If you have bought the property you need to sort it out with your neighbour.
Ascertain whether it is a common wall i. You can build a wall on your side � as long as it is below 1. The problem is that if the existing wall collapses, it might damage your new wall. I would like to add on about 20 square meters to my existing stoep, build in a Braai area and then put clear roof sheeting on as a roof. Do I need to get a plan or could I just go about myself with the council? Devin, First of all you cannot draw up your own plans or submit these to council.
It needs to be done by a competent person. It sounds like minor building work to me, but best you check with the council to make sure. I want to increase the height of an existing boundary wall on the side of my house. Do I need plans for this? It depends on the height and the type of wall. In any event you should notify your local authority of your intention to raise the height of the wall � so why not contact them and ask if they require planning permission.
I enclosed an upstairs balcony and the builder indicated that I do no not need to worry about plans. The work is completed and I realised that I needed plans. Can I have the plans drawn up now to correct this? Jacques there may be a fine; it depends on the local authority. Applicable shipping and handling charges apply to all products. Add-on Items require a minimum purchase. See amazon. Offer good while supplies last. Void where prohibited. Consumer is required to pay any applicable sales tax related to the use of the coupon.
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