SANS 10400 explained
SANS 10400 is the set of standards that shows how to satisfy the National Building Regulations. It runs from Part A to Part XA, and this page explains what each part covers, how the standard relates to the law, and why you cannot legitimately download it for free.
The regulations are the law, SANS 10400 is how you satisfy them
The National Building Regulations and Building Standards Act 103 of 1977 and the regulations made under it set out what a building has to achieve. SANS 10400 is the series of standards giving deemed to satisfy requirements, meaning a design that follows the relevant part is accepted as meeting the regulation without further proof.
You are not obliged to use the deemed to satisfy route. A rational design by a competent person is the alternative, and it is how anything unusual gets approved. But the rational design route needs a professional to sign it, and on an ordinary house the deemed to satisfy route is faster and cheaper.
Every part of SANS 10400
| Part | Covers |
|---|---|
| A | General principles and requirements |
| B | Structural design |
| C | Dimensions |
| D | Public safety |
| E | Demolition work |
| F | Site operations |
| G | Excavations |
| H | Foundations |
| J | Floors |
| K | Walls |
| L | Roofs |
| M | Stairways |
| N | Glazing |
| O | Lighting and ventilation |
| P | Drainage |
| Q | Non-water-borne means of sanitary disposal |
| R | Stormwater disposal |
| S | Facilities for persons with disabilities |
| T | Fire protection |
| V | Space heating |
| W | Fire installation |
| X | Environmental sustainability |
| XA | Energy usage in buildings |
There is no Part I and no Part U. As with other standards series, I is skipped to avoid being read as a numeral.
The parts a residential builder actually opens
- Part A for the general requirements and how the approval process works.
- Part H and Part B for foundations and structural design.
- Part K and Part L for walls and roofs, which is where the roof pitch minimums sit.
- Part M for stairways.
- Part T for fire protection, which catches people out on garages and on boundary walls.
- Part XA for energy usage, which has driven real changes in insulation, glazing and hot water specification.
Why you cannot download it free, and what to do instead
SANS standards are published by the South African Bureau of Standards and are protected under the Standards Act 8 of 2008. They are sold per part. A site offering you a free PDF of SANS 10400-M is distributing it unlawfully, and the copy is usually an old edition, which is the bigger practical problem.
Editions matter. Part M was revised in 2018, and a figure read off a 2011 copy may no longer be current. If you are going to rely on a number in front of a building control officer, buy the current part from the SABS store. It is cheaper than one rejected inspection.
Plan approval, and where SANS fits in it
Building plans go to the local authority for approval before work starts. The plans have to be drawn by a competent person, and the local authority checks them against the National Building Regulations, using SANS 10400 as the yardstick for whether the design satisfies them.
Approval is separate from NHBRC enrolment, which applies to new homes and is a national scheme rather than a municipal one. A builder can have approved plans and still be building unlawfully if the home is not enrolled. See the NHBRC registration guide.
Keep the approved drawings and the site on the same page
Built Simple stores the drawings, specs and photos against the job, so the version on site is the approved one. Free to start.
Frequently Asked Questions
What is SANS 10400? It is the South African National Standard giving deemed to satisfy requirements for the National Building Regulations. Following the relevant part is accepted as meeting the regulation. It runs from Part A to Part XA.
Is SANS 10400 free to download? No. SANS standards are sold by the South African Bureau of Standards and are protected under the Standards Act 8 of 2008. Sites offering free copies are usually distributing old editions unlawfully.
How many parts does SANS 10400 have? Twenty three, lettered A through XA. There is no Part I and no Part U.
Which part of SANS 10400 covers stairs? Part M, Stairways. It was revised in 2018, so check the current edition rather than an older copy.
Do I have to follow SANS 10400? Not strictly. It is the deemed to satisfy route, which is the simplest way to show compliance. The alternative is a rational design by a competent person, which needs a professional to take responsibility for it.
Related calculators and guides
- NHBRC registration explained
- South African roof pitch calculator
- South African building cost calculator
Sources
- National Building Regulations and Building Standards Act 103 of 1977.
- Standards Act 8 of 2008.
- SABS store, for the current edition of any SANS 10400 part.
