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23 MARCH 2012

1. INTRODUCTION The first difference I noticed about the old and new building regulations was that the new building regulations basically cover the general principles & requirements whereas the old building regulations mostly focus on just the standards. Not to say that the SANS 10400 does not do so, because it does consist of the standards with the similar break-down of regulations as the SABS 0400. Below are the regulations which I noticed have changed from the SABS 0400 · · o o o o · · · · · · · ·

A1 APPLICATION The change I noticed here was that the Act that the architect is to be registered under is now the Architectural Profession Act, 2000 and no longer the Architects Act, 1970 as stated on the SABS 0400. An addition has been added to sub regulation 3 Notification must now accompany an application for approval of erection of building. Should include a partly erected building. Existing structural support must become part of the structural support of the proposed building. Sub regulation 7(c) has been removed. A2 PLANS & PARTICULARS TO BE FURNISHED Sub regulation (iv) has been added where any applicable Agre’ment Certificate should be included. Any particulars in terms of applicable legislation, by-laws or part of SANS 10400 are required. Sub regulation g has been added which states that a declaration by a registered professional in a profession identified by Council for Built Environment Act, 2000 in Form 1 contained in SANS 10400-A should be satisfied. Design work for proposed erection that commences before date of coming into effect of Amendments of Regulations or 6months of publication of any part of SANS 10400 must be brought forward to Local Authority. This notification must be submitted by a registered person within 6 months of the Regulations coming into effect and not 90 days as stated in the SABS 0400. Sub regulation (ii) has been removed. 24 months has been changed to 12months. A5 APPLICATION FORMS, MATERIALS, SCALES, SIZES OF PLANS Site plan scale 1:300 has changed to 1:250 and sub regulation 9 has been removed.


A7 LAYOUT DRAWINGS A new addition where details for facilities for disabled persons Is required.



A10 SYMBOLS ON FIRE PROTECTION PLAN · Three have been added: o Escape door o Escape route o Feeder route · · · ·



A13 BUILDING MATERIALS & TESTS Sub regulation (1)(b) has changed and (c)(i) and (ii) have been removed. A13 CONSTRUCTION Building elements in construction should not change the design intent that serves a function. Sub regulation 1(b) has been added in accordance with the above. Precautions should be taken during all stages of construction and the structural systems should be checked. A15 CERTIFICATE OF IDENTIFICATION OF BUILDING CONTROL OFFICER Certificate is now to be in accordance with SANS 10400-A, not SABS 0400.


A19 APPOINTMENT OF PERSONS RESPONSIBLE FOR DESIGN, INSPECTION & ASSESSMENT DUTIES A rational design is required for Regulations A24 (1)(b)(ii), A1 (3), A23 (4), G1 (3), O4, P2 (2), Q3, R3, T1 (2), or W4 where the system, measure, facility, parameter, installation is part of SANS 10400. 10 new sub regulations have been added.

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A21 POPULATION H4 added E4 & H5 added


A22 NOTICE OF INTENTION TO COMMENCE ERECTION OR DEMOLITION OF A BUILDING & NOTICES OF INSPECTION location of where building will be completed must be included. 2. The Architect is responsible for the design of the building, liaising with the client, contractor, consultants and all professionals. These professionals include the Quantity Surveyor, Engineer, etc. and ensure that all information required is distributed. The Architect is the Principle Agent and the Principle Agent is the person who administers the JBCC contract which is the agreement between the Architect, client and contractor selected after the tender stage. The Architect also sees to details, attends site meetings and is responsible for site minutes and checking that construction and procedures on site run accordingly. So The Architect does not only design the building, but is also responsible for that building as oversees that all procedures run accordingly and as stated in the JBCC contract. 3. a. Tender Documents Tender documents include all drawings like schedules, documents and any other information required to obtain an accurate cost of the project which is issued at the tender stage along with the bill of quantities to contractors to compare prices. Electrical drawings, details, specifications, etc. are all compiled into a package that is sent to the group of different building contractors for pricing and then a decision is made as to who would be the building contractor for the project.

b. Bills of Quantities The bill of quantities is a document drawn up by the quantity surveyor who calculates exactly how much building material would be needed for the project. This bill is then sent to the contractors at the tender stage for pricing and from there a building contractor gets chosen. The contractor prices the document to reflect the contract sum, which is either the accepted tender or negotiated amount which is stated in the contract. This amount is accurate and not subject to change, unless slight changes are made e.g. the client has decided to add something. The term for this change is a variation order.

c. Signing of Contracts The contract that is signed is the JBCC Principal Building Agreement which consists of two parts: 1.

Pre-tender contract


Post-tender contract The pre-tender contract is a form that is completed during the tender stage when drawings first go out for tender. This includes the client and the principal agent. The post-tender contract is the agreement between the client and contractor and is signed once a contractor has been selected during the tender stage. During the tender stage when all drawings and documents are sent out for tender they are stamped ‘Issued for Tender’ along with the date, but once the contractor has been assigned a new set of drawings and documents are compiled and stamped ‘issued for Construction’. The difference between the two is that one can only build from set that is issued for construction, not the set that is issued for tender. The contract documents include all contract drawings, bills of quantities, and any other documents stated in the contract.


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