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Alterations & Additions
What the National Building Regulations say about Alterations
and Additions to !isting Buildings
If you build onto an existing home you will need to submit plans and comply with the new building
regulations, including Part XA which deals with energy usage.
"n general# the National Building Regulations are not retroacti$e in their a%%lication& 'his means that i( you are
adding to or altering a building# you )on*t ha$e to ensure that the entire building com%lies )ith ne) regulations
that ha$e been im%osed since the building )as originally erected&
'his )ill be o( %articular interest to %eo%le )ho are concerned about the im%lications o( the ne) energy
e((iciency legislations and regulations&
But i( you need %lans (or any additions or alterations# then you
)ill need to ensure that the ne) section o( the building
com%lies&
+art A o( SANS 10400# ,eneral +rinci%les and Re-uirements#
deals )ith alterations and additions&
'his %art o( the National Building Regulations states that
)here an a%%lication is made to ma.e an alteration or
addition to any building that )as a%%ro$ed be(ore this $ersion
o( the Building Regulations and Standards Act /i&e& %rior to
000123
4 'he alteration must com%ly )ith the re-uirements o( the Act#
but 5conse-uent changes to any other %art o( the building
)hich )ould be necessary in order to ma.e such other %art
com%ly )ith the re-uirements o( the Act shall not be re-uired
unless in the o%inion o( the local authority such conse-uent
changes are necessary to ensure the health or sa(ety o(
%ersons using the building in the altered (orm6
4 'he addition must com%ly )ith the re-uirements o( the Act#
5but no changes to the original building shall be re-uired
unless the addition 3
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Page 1 of 10 SANS 10400X & XA Building Regulations South Africa
2014-02-12 http!!"""#$uildingregulations#co#%a!sans-10400&-&a!
1& )ill a((ect the structural strength or stability o( the original
buildingF
0& )ill render any e!isting esca%e route (rom the original building
less e((ecti$eF or
>& )ill a((ect the health o( %ersons using the original building&
+roblems Aay Eccur When
Adding to Elder Buildings
"n addition to the abo$e# the la)Gma.ers are a)are that
%roblems might arise )hen alterations or additions are carried
out on buildings that )ere erected in com%liance )ith earlier
'heir %rimary concern is the health and sa(ety o( those %eo%le using the building& But they ad$ise local
authorities that any decisions 5should be )ithin the conte!t o( )hat might be %ractical and economically sound
in an old building& "( an o)ner or entre%reneur cannot alter a building to suit his %ur%ose at a cost )hich )ill
enable him to ha$e a reasonable economic return# he )ill %robably not alter the building at all& 'his could lead
to the %er%etuation o( a situation )hich might be dangerous but one )hich is in com%liance )ith old byGla)s and
is thus %er(ectly legal& Such a situation could o(ten be considerably im%ro$ed by ma.ing certain changes that
are %ractical and economically sound e$en though they )ould not %ro$ide the same standard as )ould be
e!%ected in a ne) building&
5Both the o)ner and the local authority )ill ha$e to consider )hat they are trying to achie$e )ith the
Regulations and the ans)er should be tem%ered by the .no)ledge o( )hat is reasonable and %ractical to
re-uire o( an e!isting building&6
nergy Csage & Sustainability /SANS 10400X & XA2
n$ironmental Sustainability &
nergy Csage in Buildings
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Page 2 of 10 SANS 10400X & XA Building Regulations South Africa
2014-02-12 http!!"""#$uildingregulations#co#%a!sans-10400&-&a!
Glaing and lighting are two !ital factors when it comes to energy usage.
"n 0011# in an endea$our to ma.e our buildings more sustainable# and to decrease energy usage in South
A(rica# a ne) %art )as added to SANS 10400# 'he a%%lication o( the National Building Regulations& +art X
deals )ith en$ironmental sustainability# and +art XA deals )ith energy usage in buildings&
"n many )ays these ne) regulations ha$e turned the building industry u%side do)n# but not in a bad )ay&
Ho)e$er (or the a$erage manGinGtheGstreet it has become a %u??le o( note& $ery )ee. )e get %eo%le )riting
into this )eb site as.ing (or ad$ice and in(ormation about the 5ne) energy la)s6 and ho) they a((ect their
building and reno$ations&
En the do)n side# it seems that ne) regulations ha$e o%ened u% a can o( )orms that has lessGthanG
.no)ledgable %eo%le /and some scamsters2 (li%%antly -uoting 5the ne) green la)s6 in an e((ort to (orce %eo%le
to s%end more money than they need to on energyGe((icient materials# a%%liances and the li.e& While there is no
doubt that )e need to 5go green6 and get our act together /%un intended2 in terms o( energy e((icient building# it
is also im%ortant to .no) the di((erence bet)een )hat )e sho'ld do# and )hat )e 0'st do to com%ly )ith the
National Building Regulations and other national standards&
What the National Building Regulations and Building
Standards Act Says
While the Act )as originally %assed in 1@II /o((icially it*s Act 10> o( 1@II2# a number o( amendments ha$e
been added to it o$er time& "n 0011# Rob <a$ies# the Ainister o( 'rade and "ndustry added the sections that
relate to en$ironmental sustainability and to energy usage in buildings&
'he moti$ation (or this amendment is to reduce greenhouse gases caused by buildings and e!tensions to
buildings& 'hese relate to a number o( s%eci(ic occu%ancies that are de(ined in +art A o( SANS 10400# namely3
4 A1 G Entertain0ent and ,'(lic asse0(l1 Eccu%ancy )here %ersons gather to eat# drin.# dance or
%artici%ate in other recreation&
4 A0 G Theatrical and indoor s,ort Eccu%ancy )here %ersons gather (or the $ie)ing o( theatrical#
o%eratic# orchestral# choral# cinematogra%hical or s%ort %er(ormances&
4 A> G Places o2 instr'ction Eccu%ancy )here school children# students or other %ersons assemble (or
the %ur%ose o( tuition or learning&
4 A4 G %orshi, Eccu%ancy )here %ersons assemble (or the %ur%ose o( )orshi%%ing&
4 ;1 G E+hi(ition hall Eccu%ancy )here goods are dis%layed %rimarily (or $ie)ing by the %ublic&
4 ;0 G M'se'0 Eccu%ancy com%rising a museum# art gallery or library&
4 1 G Place o2 detention Eccu%ancy )here %eo%le are detained (or %uniti$e or correcti$e reasons or
because o( their mental condition&
4 0 G &os,ital Eccu%ancy )here %eo%le are cared (or or treated because o( %hysical or mental
disabilities and )here they are generally bedridden&
4 4 G &ealth care Eccu%ancy )hich is a common %lace o( long term or transient li$ing (or a number o(
unrelated %ersons consisting o( a single unit on its o)n site )ho# due to $arying degrees o( inca%acity#
are %ro$ided )ith %ersonal care ser$ices or are undergoing medical treatment&
4 71 G Large sho, Eccu%ancy )here merchandise is dis%layed and o((ered (or sale to the %ublic and the
(loor area e!ceeds 0=0 m0&
4 70 G S0all sho, Eccu%ancy )here merchandise is dis%layed and o((ered (or sale to the %ublic and the
(loor area does not e!ceed 0=0 m0&
4 7> G %holesalers3 store Eccu%ancy )here goods are dis%layed and stored and )here only a limited
selected grou% o( %ersons is %resent at any one time&
4 ,1 G O22ices Eccu%ancy com%rising o((ices# ban.s# consulting rooms and other similar usage&
4 H1 G &otel Eccu%ancy )here %ersons rent (urnished rooms# not being d)elling units&
4 H0 G #or0itor1 Eccu%ancy )here grou%s o( %eo%le are accommodated in one room&
4 H> G #o0estic residence Eccu%ancy consisting o( t)o or more d)elling units on a single site&
4 H4 G #welling ho'se Eccu%ancy consisting o( a d)elling unit on its o)n site# including a garage and
other domestic outbuildings# i( any&
4 H= G &os,italit1 Eccu%ancy )here unrelated %ersons rent (urnished rooms on a transient basis )ithin a
d)elling house or domestic residence )ith slee%ing accommodation (or not more than 1H %ersons )ithin
a d)elling unit&
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But they s%eci(ically X;:C< garage and storage areas contained )ithin these s%eci(ied occu%ancies# as )ell
as a number o( other buildings that are used (or commercial# industrial and buildings used e!clusi$ely (or a
$ariety o( storage uses&
'he la) /because this is %art o( the Act 9 not SANS 104002 states that these 5occu%ancies6 /ty%es o( buildings2
must be3
4 ca%able o( using energy e((iciently )hile (ul(illing userGneeds in relation to $arious things including
thermal com(ort# lighting and hot )aterF ER
4 ha$e a 5building en$elo%e and ser$ices6 that (acilitate the e((icient use o( energy that is a%%ro%riate to the
(unction and use o( the building as )ell as its geogra%hical location and its internal en$ironment&
So it is not a one sol'tion 2its all situation& 7or instance# )hat )or.s (or a house in <urban may not ma.e the
same structure energy e((icient in ;a%e 'o)nJ "n addition# the legislation e!cludes the 5e-ui%ment and %lant6
re-uired (or conducting business 9 i( the building is used (or business&
&ot %ater &eating Re4'ire0ents
XA0 re-uires that at least a hal( 9 5=0K /$olume (raction2 o( the annual a$erage hot )ater heating re-uirement
shall be %ro$ided by means other than electrical resistance heating including but not limited to solar heating#
heat %um%s# heat reco$ery (rom other systems or %rocesses and rene)able combustible (uel6&
So you can use a con$entional geyser "7 you meet the =0K re-uirement& And i( you are reno$ating# you
certainly don*t ha$e to toss all your e!isting )ater e-ui%ment and go solar 9 e$en though there is absolutely no
doubt that it*s the )ay to go&
%hat is Re4'ired
'he orientation# shading# ser$ices and building en$elo%e must be designed according to SANS 10400 +art XA&
Alternati$ely the rational design o( the building must be done by a com%etent %erson )ho 5demonstrates that
the energy usage o( such building is e-ui$alent to or better than that )hich )ould ha$e been achie$ed by
com%liance )ith the re-uirements o( SANS XA# or has a theoretical energy usage %er(ormance# determined
using certi(ied thermal calculation so(t)are# less than or e-ual to that o( a re(erence building in accordance )ith
SANS 10400 +art XA6&
"( you*re loo.ing to change Lobs# becoming a %erson com%etent to s%eci(y these re-uirements is one )ay to goJ
"t is something that is not easy (or someone )ho hasn*t got the rele$ant training to get their head around&
What 10400 XA Says
As )ith all national standards# 10400 XA has a number o( de(initions# some o( )hich are in the glossary that is
%art o( the Act&
A (e) o( the im%ortant de(initions that relate to this %articular %art o( the standard are3
4 B'ilding en5elo,e lements o( a building that se%arate a habitable room (rom the e!terior o( a building
or a garage or storage area
4 Co0,etent ,erson +erson )ho is -uali(ied by $irtue o( his education# training# e!%erience and
conte!tual .no)ledge to ma.e a determination regarding the %er(ormance o( a building or %art thereo( in
relation to a (unctional regulation or to underta.e such duties as may be assigned to him in terms o( the
National Building Regulations
4 "enestration Any gla?ed o%ening in a building en$elo%e# including )indo)s# doors and s.ylights
4 "enestration area Area that includes gla?ing and (raming elements that are (i!ed or mo$able# and
o%a-ue# translucent or trans%arent
Re4'ire0ents o2 67877 !A
'he re-uirements o( this ne) national standard co$er3
1& Hot )ater su%%ly
0& nergy usage and building en$elo%e
>& <esign assum%tions
4& Building en$elo%e re-uirements
'he standard also de(ines the di((erent climatic ?ones o( South A(rica&
Page 4 of 10 SANS 10400X & XA Building Regulations South Africa
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'o be a little more s%eci(ic# the main centres (or each ?one are3
4 Mone 1 9 8ohannesburg and Bloem(ontein
4 Mone 0 9 +retoria and +olo.)ane
4 Mone > 9 Aa.hado and Nels%ruit
4 Mone 4 9 ;a%e 'o)n and +ort li?abeth
4 Mone = 9 <urban# Richards Bay and ast :ondon
4 Mone H 9 Nimberley and C%ington
B'ilding En5elo,e Re4'ire0ents
'his is %robably the most $ital %art o( the ne) regulation# and it addresses orientation# (loors# e!ternal )alls#
(enestration# and roo( assemblies 9 but not in a lot o( detail&
"loors
"( any ty%e o( under(loor heating system is used in a home# this must be insulated under the concrete slab )ith
insulation that has a minimum R.5al'e o( at least 1#0& 'he R.5al'e is the thermal resistance /s-uare metre
NOW2 o( a com%onent& According to the Standard# it is 5the in$erse o( the time rate o( heat (lo) through a body
(rom one o( its bounding sur(aces to the other sur(ace (or a unit tem%erature di((erence bet)een the t)o
sur(aces# under steady state conditions# %er unit area6&
Roo2 Asse0(lies
Any roo( assembly must achie$e a minimum R.5al'e (or the direction o( heat (lo)& 'his is s%eci(ied in se$eral
tables in the regulations&
Mini0'0 total R.5al'es o2 roo2 asse0(lies
Roo(s )ith metal sheeting a((i!ed to %urlins# ra(ters or battens made o( metal are re-uired to ha$e a thermal
brea. that consists o( a material )ith an R.5al'e that is not less than 0#0# and )hich is installed bet)een the
sheeting and the su%%ort& "n addition# roo(ing assemblies that utili?e metal sheeting must achie$e a minimum
total R.5al'e that meets the re-uirements sho)n in the table abo$e& "nsulation must also be installed )ith
an R.5al'e that meets the s%eci(ied in the table belo)&
Metal sheeting roo2 asse0(lies
;lay tiles used (or roo(ing must achie$e a minimum R.5al'e as in the (irst table abo$e& "nsulation should be in
accordance )ith the s%eci(ications sho)n belo)&
Page ( of 10 SANS 10400X & XA Building Regulations South Africa
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The other standard that 1o' need to know a(o't is
SANS 978 :9766;< Energ1 e22icienc1 in ('ildings)
S%ace Heating
A freestanding fireplace with a flue that goes
through ceiling
;himneys# 7lues# Hearths and 7ire%laces
Csed (or S%ace Heating
Anyone searching through the National Building
Regulations (or in(ormation about chimneys and (lues#
hearths and (ire%laces# might go straight to the %art that
deals )ith 7ire +rotection& 'he ne!t ste% )ould %robably
to loo. through the %art that deals )ith Walls 9 a(ter all
chimneys are o(ten built )ith bric.s and mortar and o(ten
e!tend (rom a )all& Er Roo(s might seem to be a good
%lace to loo.&
But no# you are not going to (ind the in(ormation you are
loo.ing (or in any o( these three sections o( the NBR& 'he
in(ormation you need is in +art B o( the Act& 'his section is
$ery short# and deals only )ith the design# construction
and installation o( (ire%laces and hearths that ha$e
chimneys andOor (lues&
'he legislation states3
5/12 Any system o( s%ace heating in any building shall be so designed# constructed and installed as to o%erate
sa(ely and any (lue# (lue %i%e or chimney used in such system shall be so designed as to sa(ely remo$e any
smo.e or no!ious gases %roduced by such system&
5/02 'he re-uirements o( subGregulation /12 shall be deemed to be satis(ied )here the design and construction
o( any (lue %i%e# chimney# hearth or (ire%lace com%lies )ith SANS 10400GB&6 'hat*s it&
SANS 10400GB3 S%ace Heating
As )ith all the Standards that ma.e u% SANS 10400# i( you ensure that your installations com%ly )ith the SANS
it )ill be 5deemed to satis(y6 the la)& But other Standards are o(ten crossGre(erenced& 'his +art o( SANS 10400
ma.es re(erence to3
Page ) of 10 SANS 10400X & XA Building Regulations South Africa
2014-02-12 http!!"""#$uildingregulations#co#%a!sans-10400&-&a!
4 SANS 101IIG=# 7ire testing o( materials# com%onents and elements used in buildings 9 +art =3 NonG
combustibility at I=0 P; o( building materials&
4 SANS 10400GA# 'he a%%lication o( the National Building Regulations 9 +art A3 ,eneral %rinci%les and
re-uirements&
4 SANS 10400GB# 'he a%%lication o( the National Building Regulations 9 +art B3 Structural design&
:i.e all the %ublished SANS# it has a list o( use(ul de(initions# some o( )hich you )ill (ind in our ,lossary o(
'erms&
!am%les include3
4 chi0ne1 'hat %art o( a building )hich (orms %art o( a (lue# but does not include a (lue %i%e
4 2l'e +assage )hich con$eys the discharge o( a heatGgenerating a%%liance to the e!ternal air
4 2l'e ,i,e +i%e (orming a (lue# but does not include a %i%e built as a lining into a chimney
Hearth and (ire%lace are not de(inedJ
Chi0ne1s
;himneys must be designed and erected (rom materials that are nonGcombustible 9 )hich o( course stands to
reason& "t is also im%ortant that they don*t become a (ire ha?ard# %articularly to those materials adLacent to the
chimney structure& 7urther# chimneys should not reinstalled in sha(ts or ducts that might be a((ected by heat&
'imber is one o( the combustible materials that )e commonly use in our homes# and the regulation states that
elements including Loists (or timber (loors# trimmers or roo( trusses may not be built )ithin 000 mm o( the inside
o( any chimney&
'here are additional regs that relate to dimensions# (or instance )here the )alls o( a bric. or bloc. chimney are
less than 1@0 mmGthic.# it must be lined )ith a (lue lining that is made o( a material that )ill )ithstand the action
o( any (lue gases and )on*t crac. or so(ten& 'he (lue lining must also e!tend throughout the (ull height o( the
chimney&
'here are also regulations that relate to the height o( the outlet 9 this has not changed since the regulations
)ere %ublished %re$iously in 1@@0 /and o( course you can do)nload these (ree2& Belo) you can see the
chimney %ositions&
"pening or ad#acent structure
Position when the roof pitch is $% degrees or
more
&oof pitch less than $%'
"l'e Pi,es
'his is all largely common sense& 7lue %i%es may not be designed or installed i( they are going to become a (ire
ha?ard to adLacent material& 'hey may also not be connected to sha(ts or ducts that (orm %art o( any $entilation
system& And they may not be installed in sha(ts or ducts that are li.ely to be ad$ersely a((ected by heat&
&earths and "ire,laces
Any (ire%lace that is used (or burning 5solid (uel6 ACS' ha$e a hearth that is ma.e o( a nonGcombustible
material that is su((iciently thic.& "t must e!tend no less than =00 mm in (ront o( the grate or (ire bas.et and not
less than >00 mm beyond each side o( the grate or (ire bas.et&
'imber (loor Loists and trimmers 9 or any other combustible material 9 may be built into a hearth&
Page * of 10 SANS 10400X & XA Building Regulations South Africa
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:ighting and Bentilation
Good Lighting and /entilation is /ital 2or &ealth1 Li5ing
A beautifully lit, airy bathroom.
"n terms o( the National Building Regulations# all habitable rooms# including bathrooms# sho)ers and toilets
/and interestingly enough garagesJ2 must ha$e some (orm o( lighting and $entilation that )ill enable %eo%le to
use these rooms sa(ely& 'he most im%ortant as%ect is that it shouldn*t be detrimental to the health o( those
using the room (or the %ur%ose (or )hich it )as designed&
"( bathrooms are cold and %er%etually dam%# mould )ill start to (orm# and this can ma.e %eo%le e!tremely ill& "t
)ill also ma.e the room uncom(ortable&
Lighting and /entilation Re4'ire0ents
;hanges to +art E o( the NBR /)hen the legislation )as u%dated a (e) years ago2 include a )elcome mo$e
(rom W; /short (or )ater closet 9 and a $ery Bictorian term2 to 5toilet6&
'here are also -uite substantial changes to this section o( the regulations& While the lighting and $entilation
regulations are generally 5deemed to satis(y6 i( they -uite sim%ly meet the re-uirements o( SANA 10400GE# the
NBR states that i( there is not su((icient natural light (rom )indo)s in habitable rooms# as )ell as corridors#
lobbies and on staircases# arti(icial lighting ACS' be %ro$ided&
Reasons (or inade-uate lighting might be due to3
4 the si?e or sha%e o( the room or s%ace# or
4 the use o( thic.# %atterned or o%a-ue glass (or )indo)s# )hich %re$ents natural light (rom illuminating the
room&
Similarly# i( there is insu((icient $entilation# arti(icial $entilation ACS' be installed&
Reasons (or inade-uate $entilation include3
Page + of 10 SANS 10400X & XA Building Regulations South Africa
2014-02-12 http!!"""#$uildingregulations#co#%a!sans-10400&-&a!
4 high tem%eratures )hich could be dangerous to either the sa(ety or health o( those using the room#
4 dust# gases# $a%our# 5$olatile matter6 or 5ha?ardous biological agents6 that might be dangerous to health
or sa(ety# or
4 the %ur%ose (or )hich the room is used may ma.e natural $entilation unsuitable or inade-uate&
Co0,liance Re4'ired 2or Lighting
While the Act states that# 5Any habitable room in any d)elling house or d)elling unit# or any bedroom in any
building used (or residential or institutional occu%ancy6 ACS' ha$e at least one o%ening (or natural light 9 e$en
i( there is arti(icial lighting&
Co0,liance Re4'ired 2or /entilation
"t doesn*t matter )here in South A(rica you li$e# any arti(icial $entilation system ACS' be authori?ed by your
local authority /council or munici%ality# or ;ity2 according to their o)n s%eci(ic %olicies and o%inions&
'his a%%lies to e$erything other than regular air conditioners and other a%%liances installed essentially (or
com(ort&
7urther# the 5rational design6 o( any arti(icial $entilation system must be %er(ormed or su%er$ised by an
5a%%ro$ed com%etent %erson6&
Co0,liance with "ire Re4'ire0ents
"n addition to the general re-uirements in this section o( the Act# all lighting and $entilation must also com%ly
)ith +art ' o( the NBR# a $ery lengthy section that deals )ith (ire %rotection&
SANS 67877.O
+art E o( the 5ne)6 SANS )ere %ublished in 8anuary 0011 a(ter (airly substantial u%dating by the SABS in
collaboration )ith AgrQment South A(rica# the South A(rican "nstitution o( ;i$il ngineering /SA";2# and the
South A(rican Re(rigeration and Air ;onditioning ;ontractors Association /SARA;;A2&
Re-uirements s%eci(ied in the SANS include3
4 general re-uirements#
4 re-uirements relating s%eci(ically to lighting#
4 re-uirements relating s%eci(ically to $entilation# and
4 re-uirements (or designated smo.ing areas and smo.ing rooms&
Nat'ral Lighting
'he SANS s%eci(y ?ones o( s%ace (or natural lighting )hich are guidelines that should be adhered to& 'hese
relate not only to the measurement o( o%enings# but also to the angles o( o%enings# and they s%eci(y ho)
$arious obstructions a((ect ?ones o( s%ace&
Nat'ral /entilation
,enerally# natural $entilation should be organi?ed so that doors and )indo)s relate to one another in such a
)ay that the room )ill be e((ecti$ely $entilated# and it should be at least (i$e %ercent o( the (loor area o( the
room /or at least 0#0 s-uare metres i( the room is $ery small2&
But anyone designing a home also needs to ta.e into account the (act that in cold# )et or )indy )eather# doors
and )indo)s )ill commonly remain closed& 'his )ill minimi?e natural $entilation&
"n holiday homes# or buildings that %eo%le only use occasionally# doors and )indo)s )ill usually remain closed
(or long %eriods o( time& Where )eather conditions are $ery hot and humid# the interior o( the building may
become dam% and mouldy& Airbric.s built into the structure hel%F as do roo( $ents that %ro$ide %ermanent
$entilation# e$en )hen doors and )indo)s are closed&
Arti2icial /entilation
'he sim%lest and most common (orm o( arti(icial $entilation is (ound in .itchens and bathrooms# in the (orm o(
e!tractor (ans&
!traction in .itchens /(rom sto$es and hobs2 not only remo$es heat or steam and other $a%our# but it also has
the e((ect o( remo$ing grease that is in sus%ension# by (iltration& Because the greasy air being remo$ed is hot#
the regulations state that e!traction units must be manu(actured (rom nonGcombustible material&
"n bathrooms and toilets# e!tractor (ans remo$e humid air and (ilter bad smells&
Air Re4'ire0ents in &o0es and Other B'ildings
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SANS 10400GE contains a use(ul table that sho)s the minimum re-uirements (or air# %er %erson using the
room& Again it is the health and sa(ety o( inhabitants that is $ital& Where rooms are used (or smo.ing# a
considerably higher su%%ly o( healthy air is re-uired&
Page 10 of 10 SANS 10400X & XA Building Regulations South Africa
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