Welcome to the Building Inspectorate Branch

BuildingInspectorateBranch.jpg
The Building Inspectorate Branch falls within the Development Management Department and is primarily responsible for providing quality hands on service to all our customers for a well-managed sustainable built environment.

The branch monitors building development to protect the interests of all Property Owners and Government Agencies against undesirable contraventions of existing legislation and acceptable norms in the interests of maintaining a safe and healthy environment, as required by the National Building Regulations, to the residents of eThekwini. 
In order to achieve this, the Branch ensures compliance with the applicable legislation and regulations, compliance with the public Health and Safety requirements and ensures that appropriate enforcement action is initiated in instances of non-compliance of the aforementioned.​ ​
 

 

About Us

Vision Statement


To ensure that all buildings are in compliance with applicable legislation so that all people within the City may live, work and play in a healthy and safe environment.

Mission Statement
The Building Management Section strives:

  • To have a professional, positive outlook to work and be knowledgeable with regard to Building Regulations, building plans and enforcement, in order to provide an acceptable and efficient level of service to all our customers;
  • To be available to serve all our customers in the spirit of Batho Pele​ (People First);
  • To make our City a better place for all - we are committed to the challenge by striving towards a culture of Tolerance, Uniformity, Acceptance and Service Excellence. 

The branch is responsible for the carrying out of inspections of buildings within the eThekwini Municipality to ensure that the buildings are being built according to the provisions and compliance of the:

- National Building Regulations and Building Standards Act (103 of 1977) as Amended
SANS 10400​ and any applicable laws.

The National Building Regulations and Building Standards Act (103 of 1977) as amended and the ​​​​respective codes of SANS 10400​ are the fundamental legislation that is used by the Building Inspectorate Branch.

There are FIVE Regional ​Areas ie. Central, North, South, Inner West & Outer West.

 

 eThekwinRegionalMap.jpg 
The Northern Region has area offices in Umhlanga, Verulam & Tongaat (see red dotted areas above). There are also satellite offices located in Ntuzuma, Umlazi Mega City, Kwa Mashu & Besters.  
 
The Building Inspectorate Branch falls under the Deputy Head: Development Management. The Branch has a Manager with five Regional Coordinators reporting to him. Each regional office is managed by the Regional Coordinator who in turn has a Principal Building Inspector(s) reporting to them (see figure below).
 
The Building Inspectorate Branch falls under the Deputy Head: Development Management. The Branch has a Manager with five Regional Coordinators reporting to him. Each regional office is managed by the Regional Coordinator who in turn has a Principal Building Inspector(s) reporting to them (see figure below).
 
TreeStructure.jpg 
 
Building Inspectors reporting to the Principal Building Inspectors are assigned specific areas where they carry out their required duties and responsibilities.
 

BI Telephone Directory.pdf Click here for a detailed list of Areas AND Contact Details that are under our Building Inspectors

 
How can we help you?
When you reach any stage that requires inspection, you will need to complete the form that was originally attached with your approved plan. This form may be emailed or delivered personally. 

The inspection will be carried out within 48 hours of receipt of the request for inspection.


  • The National Building Regulations and Building Standards Act (103 of 1977) as amended
  • The National Building Regulations Act 1977 Constructions Regulation (OHASA)
  • The National Building Regulations Act 1977 South African National Standard (SANS10400)

 

 
ServicesOfferedTree.jpg 
 
 
Core Services
The following services are offered in terms of the National Building Regulations and Building Standards Act (103 of 1977) as amended but not limited to:
Inspection
Applicable Legal Framework – (Notice of Intention to Commence Erection or Demolition of a Building and Notices of Inspections-part A22 of the regulation)
 
Inspections of a building work is carried out during the various stages as outlined in the requisition for inspection form.
 
There are four mandatory inspections as required in terms of the National Building Regulations:​
 
CommencementTree.jpg 
  
NOTE: FAILURE TO COMPLY WITH REGULATION A22(4) SHALL BE GUILTY OF AN OFFENCE.
However, it is in the interest of the Contractor/Developer/Owner to call the Building Inspector for other non-mandatory inspections such as sub floor compaction, roof trusses, storm-water and general inspection during the course of the progress of the building works.
 
Pre-approval Inspection
A Pre-approval inspection is undertaken for deviation plans before it’s approval. When this inspection is carried out, the Building Inspector ensures that all buildings on the said property are shown on the plans. Should there be buildings that are not shown on the plans, the plans may be referred to other departments for departmental clearance. If the clearance is not supported, your plan will not be approved.
 
PreApprovalInspectionProcess.jpg 
 
All inspections are carried out within 48 hours of receipt and the owner/developer is notified on site of the decision by the Building Inspector.
 
Routine Inspection
The Building Inspector also carries out routine inspections so as to check progress on existing approved building plans and also investigate complaints and identify new unauthorised building work. If there exists unauthorised building work, a Contravention as stipulated in the National Building Regulations and Building Standards Act (103 of 1977) as amended is deemed to have been committed.

Final Inspection 
A Final Inspection is when a building has been completed and the owner/developer wants to occupy the building and a certificate of occupancy is to be issued. The owner/developer calls the Building Inspector to carry out a Final Inspection in order that a Certificate of Occupancy may be issued. Prior to the issue of an occupancy certificate, the applicant must submit all the required documentation to our offices and obtain the necessary departmental clearances (approval) from the respective departments and the building must be built accordingly to the approved plans. These departments include:
  • ​Department of Labour
  • Metro Water
  • Metro Waste Water
  • Fire Department
  • Coastal & Drainage
  • Roads & Stormwater
  • Health Department
  • Environmental Department

A Final Inspection is called for by the contractor/owner/developer when a building has been completed and has been constructed as per the approved building plans and the owner/developer wants to occupy the building.

GUIDELINES FOR FINAL INSPECTION
In respect of Final Inspections to be carried out on any building work on a property, the developer/owner/builder must ensure that all work done is according to the approved plans. If there are any changes or deviations from the approved plan, a deviation plan needs to be submitted and approved prior to an occupancy certificate being issued. Attached is a checklist for easy reference for the requirements of documentation such as engineer’s certificate, soil poisoning certificate, boundary beacon certificates etc. that will be required for submission prior to the issue of the Occupancy Certificate.

In 2013 there was the introduction and implementation of the XA Regulations in terms of Energy Efficiency. This may be achieved by the provision and installation of thermal insulation in the roof and energy consumption which is calculated and submitted for plan approval. In order to comply with these requirements, your architect/draughtsperson will stipulate on the plans and/or submit an energy efficiency document detailing the requirements for compliance with these regulations. In majority of the cases, the architect/draughtsperson stipulate solar geysers and roof insulation. Ensure that the solar geysers are fitted by a plumber or plumbing company that has been approved by the supplier of the product for the installation. In the case of the roof insulation, the supplier and installer must confirm that the correct product is installed and the architect/draughtsperson must verify the installation thereof.

GUIDELINE CHECKLIST FOR FINAL INSPECTION
The Rev. 27-03-2018 Final Inspection Checklist is a guideline as to the required documents for Final inspections. Provision and complying of all the requirements on the checklist does not guarantee an occupancy certificate being issued. This checklist assists in ensuring that the contractor / owner / developer is aware of the requirements of this department for the issuing of an occupancy certificate.

Other Inspection
​​​The following inspections are also undertaken by the Building Inspectorate Branch:
OtherInspections.png

Dealing with Complaints​

Contraventions.png
In respect of complaints that have been received by the Building Inspectorate, all complaints are recorded in our complaints database. These complaints are dealt with by the respective Area Building Inspector. The Area Building Inspector will perform an initial inspection and respond to the complainant within 5 working days. Only complaints that are building related will be addressed by the Building Inspectorate Branch. 

Type of complaints dealt with by this department include:

  • ​Uncontrolled stormwater
  • Unauthorised building work
  • Dust and noise during construction
  • Encroachments
  • Illegal connection of stormwater into sewer line
  • Water seepage, etc.
Contraventions
Contraventions form a major part of the duties that are conducted by the Building Inspectorate Branch. An inspection is carried out where there is unauthorised and illegal building work being done on a site. Some of the common contraventions are:

a)  Building without approved plans
b)  Occupying a building without the necessary Occupancy Certificate;
c)  Excavating the property and creating dangerous banks without approval and provisions for the construction of any retaining system walls;
d)  No provision of Sanitation on the site during construction;
e)  Control and disposal of stormwater

Non-compliance of a contravention notice could lead to the contravention being forwarded to our Enforcement Branch [N1] for further action and prosecution and possible court action. Therefore, it is in the best interest of the owner/developer to obtain the necessary approval from the Municipality before commencement of any building work on site.

The owner/developer must not treat these contraventions lightly, as this could lead to the imposition of a Rate Code Change on your property. This means that your rates will be increased by up to 5 times then what you are currently paying.

Hoarding
Unauthorised Hoarding of building material on the Municipality road verges and property is a major problem in the City. In order for you to store building material on the road verge, the necessary application is to be made to the Building Inspectorate Branch together with the applicable fee in terms of our Tariff of Charges BI Permits and Encroachments Tariffs 2018_19.pdfBI Permits and Encroachments Tariffs 2018_19.pdf

Building sites must be cordoned off from the unauthorised persons and the public. This can be done by erecting a temporary fence (shade cloth, timber, metal sheeting, etc.). This hoarding must be maintained for the duration of the building works undertaken on the property.

Read Hoarding Communication - June 2017.pdfHoarding Communication - June 2017.pdf 
 
Dilapidated Buildings
In the City, we may find that certain buildings are left vacant, abandoned, unkempt, dilapidated or in a state of disrepair. These type of buildings can be reported to your local Building Inspectorate Branch office. The Area Building Inspector will serve the owner with a notice requesting the owner to either repair or demolish the building. Non-compliance by the owner will lead to the matter being handed over to our Enforcement Branch for further action and prosecution which could also include an order by the courts.

Dangerous Situations
If in the opinion of the Local Authority, where building work or excavations are being carried out and is deemed or showing signs of being dangerous to life or property, the Local Authority will issue a notice to the owner to immediately engage the services of an architect or registered person to investigate the dangerous situation and report on the remedial steps to be taken to render the situation safe.

Should the owner fail to render the situation safe, the Municipality may take such steps necessary to render the situation safe to the account of the owner.

Demolition
The Demolition of existing buildings on a property requires a Demolition Permit[N6] . This can be obtained by making the necessary application to the Building Inspectorate Branch together with the plans and particulars for submission and the requisite application fee as per the Tariff of Charges. Should there be any demolition of a building/s without the necessary approval; a contravention notice will be served on the owner to rectify. 
In certain instances, approval from AMAFA will have to be submitted prior to any consideration being given to the Demolition application​. Therefore, it is in the best interest of the owner and architect to consult with the Building Inspectorate prior to any demolition work being started.  

NOTE: Amafa aKwaZulu-Natali (Zulu for 'Heritage KwaZulu-Natal'), commonly known as 'Amafa', is a provincial heritage resources authority in terms of South Africa's National Heritage Resources Act

Child Care Facilities (Crèches) 
Crèche applications are received from the Health Department for the required compliance of the Children’s Act No. 38 of 2005. The Municipality has introduced the Child Care Facilities By-Law 2015 for the regulation, operation and control of child care facilities. This By-Law also requires the input and approval of the Building Inspectorate. A copy of the latest approved plan must accompany the application. Should the use of the space be changed from the approved plan, an amended plan is to be submitted for the change of usage. This plan must include all the requirements for the operation of the child care facility. It is in the applicant’s best interest to meet our Town Planning department for confirmation of the usage of the building for this facility prior to its establishment.
 
Business Licences
Business licence applications are received from our Business licence department when an application is made for a business licence. We are a commenting department. These applications are sent to us to comment whether the building/premises is as per the latest approved plan. The applicant is required to submit a copy of the latest approved plan of the building/premises related to the business licence application. The latest approved plan may be obtained from the owner of the property in the case where the owner is not the owner of the property.

The process that would be followed by the Building Inspector is as follows:

INTERNAL PROCEDURE
BUSINESS LICENSE INSPECTIONS
  1. BIA receives application and copy of latest approved plan from applicant, enters information in Register and schedules inspection for BI within 2 working days from date of receipt of application.
  2. BI carries out inspection.
  3. BI verifies documents and plans with departmental records (as and when necessary).
  4. BI comments accordingly and forwards to PBI.
  5. PBI schedules inspection with BI via BIA if necessary in order to verify comments, or authorizes comments, and forwards to BIA.
  6. BIA forwards comments electronically (scan) to Licensing department within 7 working days from receipt of application, and captures necessary information on register.
  7. BIA forwards copies to Registry department.

 

KEY:
A.A.:        Administration Assistant
B.I.A.:      Inspection and Enforcement Assistant
B.I.:         Building Inspector
P.B.I.:      Principal Building Inspector

 

Minor Building Works​

Any building control officer may in respect of the erection of a building defined in the national building regulations as a minor building work, in writing-
(a) exempt the owner of such building from the obligation to submit a plan in terms of this Act to the local authority in question for approval;
(b) grant authorization for the erection of such building in accordance with the conditions and directions specified in such authorization.

1.  What inspections will I need to call out the Building Inspector for
a. Commencement of work on site
b.  Foundation trenches (prior to placing of concrete)
c.   Sub floor compaction
d.  Roof trusses
e.  Drainage
f.    Completion
 
2. Why must the Building Inspector carry out inspections when I have an engineer on site?
Building Inspectors have a responsibility to ensure compliance with the National Building Regulations and Building Standard Act no.: 103 of 1977 as amended, and the approved building plans, whilst the engineer is responsible for the design and supervision of the structural aspects only.
 
3. Why do I need to submit plans when it was not required before?
In terms of the National Building Regulations and Building Standard Act no.: 103 of 1977 as amended, it is a requirement that plans be submitted for consideration for approval.

4. Why must I be responsible for work done by the previous owner?
As the current owner, you are responsible for all work on site. The dispute between you and the previous owner will be a civil matter.
 
5. Can I store building material on the verge?
Yes, you may subject to a permit being applied for and the relevant fees being paid.
 
6. Why must I get a Demolition Permit when the house is so old and dilapidated?
In terms of the National Building Regulations and Building Standard Act no.: 103 of 1977 as amended you are required to obtain a permit prior to demolition, as there are aspects that need to be confirmed prior to issuing the permit, i.e. AMAFA consent, Architectural heritage, etc.
 
7. Do I need to submit plans for a boundary wall which is 1,0m in height?
Yes, as it is considered to be a permanent structure.
 
8. Do I need to submit plans for a retaining wall which is 1,0m in height inside my property?
Yes, as it is considered to be a permanent structure.
 
9. Why must the boundary beacons be exposed when there is an existing boundary wall built by the previous owner?
This will confirm the correct position of the proposal and existing as necessary.

10. Can I do changes on site without amending the plan
No, this is not permitted.
 
11. Why am I 'victimized' when others are allowed to build informal dwellings as they please
Different legislation is applied for informal dwellings, and is monitored by the Housing Department.

12. Can I commence with building work while my plan is in circulation?
No!

13. Where can I find an engineer/surveyor/architect/architectural draughtsman?
​You will need to appoint a private professional as this office does not keep a database. One could also contact the relevant institutes for details.​


MANAGEMENT & ADMINISTRATION
Telephone Details ​Physical Address ​Postal Address ​Business hours
Manager: Daniels Pentasaib

Tel: 031 3117975
Email: daniels.pentasaib@durban.gov.za
City Engineers & Planning and Development Building
166 KE Masinga Road
(formerly Old Fort)
D
urban 4001
First Floor - West End Foyer
Development Planning Environment and Management Unit
P O Box 680
Durban 4000
Monday - Friday
7:30 – 16:00

CLOSED on Weekends & Public Holidays
Admin Officer: Ivy Modisane
Phone: 031 3117197
Fax: 031 311 7830
Email: ivy.modisane@durban.gov.za
 
 
CENTRAL OFFICE NORTH OFFICES
​​Support
Manager: Daniels Pentasaib
Phone: 031 311 7975
Email: daniels.pentasaib@durban.gov.za
Regional Coordinator: Pope Ndlovu
Phone: 031 311 6068
Email: pope.ndlovu@durban.gov.za
First Floor – West End Foyer
Admin Officer: Ivy Modisane
Phone: 031 311 7197/8
Fax: 031 311 7830
Email: ivy.modisane@durban.gov.za
Umhlanga – Team 1
Sizakala Regional Office
327 Umhlanga Rocks Drive
Ground Floor
Fax: 031 311 6075
Google Maps:  Please click here Google Maps: Please click here​
Enquiries
Regional Coordinator: Nkululeko Nzuza
Phone: 031 311 7195
Email: nkuleleko.nzuza@durban.gov.za
Principal Building Inspector: Lallchand Ramphal
Phone: 031 311 6069
Email: lallchand.ramphal@durban.gov.za
Team 1:
Principal Building Inspector: Fortune Kweyama
Phone: 031 311 7346
Email: fortune.kweyama@durban.gov.za
BI Assistant: Zethu Msomi
Phone: 031 311 6093
Email: zethu.msomi@durban.gov.za
BI Assistant: Zama Ntuli
Phone: 031 311 7584
Email: zama.ntuli@durban.gov.za
Verulam – Team 2
Sizakala Regional Office
151 Wick Street
Basement
Fax: 031 322 1754
Google Maps: Please click here
Team 2:
Principal Building Inspector: VACANT
Phone: 031 311 7297
Email: Not available
Principal Building Inspector: Kamy Budhai
Phone: 031 322 1759
Email: kamy.budhai@durban.gov.za
 
BI Assistant: Thandeka Khumalo
Phone: 031 311 7615
Email: thandeka.khumalo@durban.gov.za
BI Assistant: Cebisile Ndebele
Phone: 031 322 1845
Email: cebisile.ndebele@durban.gov.za
Team 3:
Principal Building Inspector: habang Mgubungu
Phone: 031 311 7346
Email: habang.mgubungu@durban.gov.za
​Tongaat – Team 3
Sizakala Regional Office
325 Gopalall Hurbans Drive
Second Floor – New Admin Wing
Fax: 031 322 1605
Google Maps: Please click here
BI Assistant: Zandile Mvelase
Phone: 031 311 7577
Email: zandile.mvelase@durban.gov.za
Principal Building Inspector: Rajen Govender
Phone: 031 322 1648
Email: rajen.govender3@durban.gov.za
Team 4:
Principal Building Inspector: Molefe Lekau
Phone: 031 311 7199
Email: justinus.lekau@durban.gov.za
BI Assistant: Dolly Cele
Phone: 031 322 1649
Email: dolly.cele@durban.gov.za
BI Assistant: Noloyiso Valashiya
Phone: 031 311 7345
Email: noloyiso.valashiya@durban.gov.za
Team 5:
Principal Building Inspector: VACANT
Phone: 031 311 7347
Email: Not available
BI Assistant: Matshidiso Liphoko
Phone: 031 311 7269
Email: liphokom@durban.gov.za
Team 6:
Principal Building Inspector: Themba Mkhize
Phone: 031 311 7268
Email: themba.mkhize@durban.gov.za
BI Assistant: Thanda Madikizela
Phone: 031 311 7587
Email: thanda.madikizela@durban.gov.za
SOUTH OFFICES INNER WEST OFFICES
​Sizakala Regional Office
9 Gracedale Road (off Winkelspruit Road)
Kingsburgh
First Floor
Google Maps: Please click here
Sizakala Regional Office
60 Kings Road – cnr. Josiah Gumede (Old Main) Road and Crompton Street – access off Kings Road Pinetown
Second Floor
Google Maps: Please here
Regional Coordinator: Reggie Ntshingila
Phone: 031 311 5809
Email: reggie.ntshingila@durban.gov.za
Fax: 031 916 5026
Regional Coordinator: Akhona Mankahla
Phone: 031 322 1950
Email: akhona.mankahla@durban.gov.za
Fax: 031 311 7830
Admin Assistant: Nontokozo Mkhize
Phone: 031 311 5787
Email: nontokozo.mkhize@durban.gov.za
Enquiries
Team 1: Pinetown
Principal Building Inspector: Vusi Gudazi               
Phone: 031 322 1949
Email: vusi.gudazi@durban.gov.za
Enquiries
Team 1:
Principal Building Inspector: Preggie Naicker
Phone: 031 311 5812
Email: preggie.naicker@durban.gov.za
BI Assistant: Landiwe Zulu
Phone: 031 322 1942
Email: landiwe.zulu@durban.gov.za
BI Assistant: Nomali Ntombela  
Phone: 031 311 5841
Email: nomali.ntombela@durban.gov.za
Team 2: Westville
Principal Building Inspector: Xoli Zulu
Phone: 031 322 1957
Email: khetiwe.zulu@durban.gov.za
Team 2:
Principal Building Inspector: Mohammed Mustapha
Phone: 031 311 5792
Email: mustapha.mahomed@durban.gov.za
BI Assistant: Nokuphila Shangase
Phone: 031 322 1939      
Email: nokuphila.shangase@durban.gov.za
BI Assistant: Philile Mlotshwa
Phone: 031 311 5799
Email: philile.mlotshwa@durban.gov.za
Team 3: Queensburgh  
Principal Building Inspector: Mandlenkosi Makhathini
Phone: 031 322 1938
Email: mandlenkosi.makhathini@durban.gov.za
BI Assistant: Carmel Le Merle
Phone: 031 311 6263
Email: carmel.lemerl@durban.gov.za
​​​OUTER WEST OFFICES:
​Sizakala Regional Office
22 Delamore Road
Hillcrest
Ground Floor – Admin Building
Google Maps: Please click here
​​BI Assistant: Thobile Ngidi
Phone: 031 322 3114
Email: thobile.ngidi@durban.gov.za
Regional Coordinator: Ashbey Sikakane
Phone: 031 311 2702
Email: ashbey.sikakane@durban.gov.za
Fax: 031 765 5389
​​Team 2:
Principal Building Inspector: Busi Gambu
Phone: 031 322 3116
Email: busi.gambu@durban.gov.za
​Enquiries
Team 1:
Principal Building Inspector: VACANT
Phone: 031 322 3120
Email: Not available
​   ​​​BI Assistant: Thobile Ngidi
Phone: 031 322 3114
Email: thobile.ngidi@durban.gov.za
 
ConstructionPicOne.jpg Construction_Pic2.jpg
ConstructionPic3.jpg ConstructionPic4.jpg
ConstructionPic5.jpg ​ ​ ConstructionPic6.jpg ​ ​
 
Useful Links​
  • South African Glass and Glazing Association (SAGGA)​​​​​​​​​​​​​​​​​​​
​​​​​​​​​​
​​​​​