The Facilitators Newsletter.

Keeping you up to date regarding the NHBRC and building regulations that might effect you.

Dear Valued Customer

Welcome to our April Newsletter.

Important: Please be aware that the NHBRC has had some IT issues that have effected turnaround times for Registrations, Enrolments, Status Upliftments, Renewals and more. Some if the issues have been resolved, but some like load shedding remain a problem. The NHBRC now has a back log and that means more delays. Please be assured that we are working continuously to speed up our client’s submitted documents. We would like to thank you for your patients.

"We must overcome the notion that we must be regular...it robs us of the chance to be extraordinary and leads you to the mediocre"
- Uta Hagen

NHBRC Building Rules and Regulations: Did you know?

In our March Newsletter we discussed what Satisfying the NHBRC Construction Requirements entailed. This month we will look at NHBRC Requirements relating to foundations for housing units and associated structures of Masonry and floor construction plus Basements and Semi-Basements in split level housing units.

2.6. SPECIFIC NHBRC REQUIREMENTS RELATING TO FOUNDATIONS FOR HOUSING UNITS AND ASSOCIATED STRUCTURES OF MASONRY AND CONCRETE FLOOR CONSTRUCTION

The level of the expected damage (probable damage) that may occur in the masonry walls and concrete floors of housing units associated with ground movements shall generally not be more severe than Category 1 damage as set out in Part 1, Section 2, Tables 2 to 4 as relevant, and as described and amplified in the SAICE/IStructE's Code of Practice for Foundations and Superstructures for Single Storey Residential Buildings of Masonry Construction. However, in the case of single storey construction on sites designated as C1, C2, S1 or S2, the level of expected damage may be that of Category 2, provided that this level of damage is stated clearly and unambiguously in the written contract with the purchaser.

Part 1, Section 2, Tables 2 to 4 is based upon a number of factors. Crack width is only one factor in assessing damage and should not be used in isolation to categorize damage. It is neither possible nor economical to design for the extreme conditions that could occur in founding horizons if a site is not properly maintained. Accordingly the design for a particular level of damage should be based on:

i) The site being maintained so that no water ponds against or within the first metre from the external perimeter of the house,
ii) Gardens, which are located against the external perimeter, are not excessively watered.
iii) Leaks in plumbing and associated damage are attended to without undue delay.
iv) No large shrubs and trees being planted closer to the structures than the distances provided in clause 2.9 of Part 1, Section 2.

Damage to housing arising from the failure to observe (i) to (iv) above is expressly excluded from the warranty.

Foundation design, construction procedures and precautionary measures, which are adopted, shall be based on one or more of the following:

• Well documented case studies of structures and design procedures in South Africa.
• Rational design methods in accordance with recognized principles and codes of practice.
• Published research findings that have been proven on South African soil profiles.
• Widely accepted, current South African practice.

Foundation design, construction procedures and precautionary measures in respect of single storey structures experiencing damage not more severe than Category 1, or Category 2, which are acceptable to the NHBRC for the various Site Classes described in Part 1, Section 2, Table 1 are set out in Part 1, Section 2, Tables 5 to 7.

These tables must be read in conjunction with the definitions and amplifying sketches contained in Appendix F.

Competent Persons are required to design foundations on sites other than those designated as being C, H, R and S. Design solutions shall be strictly in accordance with the provisions of the SAICE/IStructE code of practice.

Where the Competent Person elects to utilize design concepts other than those described in Part 1. Section 2, Tables 5 to 7 the design shall be regarded as being non-standard (i.e. a non-standardized construction element). In such circumstances, the Competent Person shall submit to the NHBRC the following:

i) A detailed rationale in support of the proposed design.
ii) Full particulars of structures in which the proposed design have previously been successfully implemented together with details of post-construction performance.
iii) A written statement granting the NHBRC permission to have the design reviewed by another Competent Person.
Submission procedures in respect of non-standardized construction are set out in clause 3.3 of Part 1, Section 3.

Particular care must be taken to ensure that any impact rolling of sites does not result in the lowering of sites to the extent that stormwater drainage is impaired.

Impact rolling, if opted for, is frequently undertaken after the roads have been constructed and results in a lowering of the site. This may cause stormwater to pond, unless the site is subsequently filled, as the level of the site may become lower than the road.

2.7 BASEMENTS AND SEMI-BASEMENTS IN SPLIT LEVEL HOUSING UNITS

The Home Builder shall appoint a Competent Person to design and monitor the installation of sub-surface drains and waterproofing to basements, including semi-basements in split level housing units which are required to prevent the passage of moisture into the interior of housing units which incorporate these features.

The design and construction rules set out in Parts 2 and 3, respectively, have been formulated for housing units which have floor slab levels which project at least 150 mm above finished ground or terraced level. Any unit, which has a floor level which projects less than 150 mm above finished ground or terrace level, shall be regarded as being a semi basement and the provisions of this clause shall apply.

This Months Most Frequently Asked Question

Question 1 (Home Builder \ Home Owner)

May masonry units of dissimilar materials be built into the same wall?

Answer 1:

No. Not unless they are seperated by a horizontal damp proofing course or vertical control unit.

Question 2 (Home Builder \ Home Owner)

I Am a developer of a new residential development. I have appointed a builder. Who is responsible to pay the NHBRC? The Developer or the Builder?

Answer 2:

It will depend on what the contract says. The owner \ developer is usually responsible for paying the NHBRC if it was not specified in the contract that the builder would be. At the end it is the home owner that will pay because you would work the enrolment fee into the selling price.

The builder is responsible to make sure the properties are enroled before building commences, but the owner is responsible for paying it.

Please feel free to Ask a Question or visit our Frequently Asked Questions Page.

Notices and News

The Facilitators - Cape has moved offices to a New Location. Our new Office number is 044 884 1635
The NHBRC are experiencing delays with regard to submitted documents. Please be aware of these delays. We suggest that you submit your documentation as early as possible to avoid problems. We are working very hard to speed up the processes, but due to load shedding the NHBRC is having problems clearing the back log and therefore the turnaround time is effected.
We have been informed that the NHBRC in Gauteng is on "Slow Strike", which will delay submissions even further. We ask you to please be patient as we are doing our utmost to get results. We will keep our clients informed of the progress. Please be assured that we have consultants at the Gauteng office every day to help facilitate and speed up the process.

Thank You for your Continuous Support

I Hope you find our newsletters useful. Please let us know if you have any suggestions if you think we can improve our content to add more value to you as a #id_status#.

Kind Regards

Andrea van Rooyen

The Facilitators
Tel: 086 123 6765
Email: newsletter@the-facilitators.com
Web: www.the-facilitators.com

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