What Every Homeowner & Buyer Should Know About Fire Protection Standards
When buying or building a home, most people focus on location, price, and finishes. But there’s something far more important that often goes unnoticed — fire safety compliance.
In South Africa, fire protection in buildings is regulated under SANS 10400-T, which forms part of the National Building Regulations and Building Standards Act.
Understanding these standards isn’t just for developers and architects — it’s crucial for homeowners, buyers, and sellers too.
What Is SANS 10400-T?
SANS 10400-T outlines the fire protection requirements for buildings in South Africa. It ensures that homes are designed and built to:
Reduce the risk of fire spreading
Protect occupants during evacuation
Provide safe escape routes
Limit structural collapse during a fire
In simple terms: it helps save lives and protect property.
Why It Matters When Buying or Selling a Home
1️⃣ Compliance Protects Your Investment
A non-compliant structure can lead to:
Municipal penalties
Delays in property transfers
Issues during bond approval
Insurance claim rejections
Buyers should always ensure approved building plans match the existing structure.
2️⃣ Fire Separation & Boundaries
SANS 10400-T regulates:
How close structures may be built to boundary walls
Fire-rated walls between units (especially in complexes or townhouses)
Garage-to-house fire protection
This is especially important in sectional title and estate properties.
3️⃣ Safe Escape Routes
The standards require:
Adequate door widths
Proper window sizes for emergency escape
Clear exit pathways
In double-storey homes, upper-level escape compliance is critical.
4️⃣ Insurance Implications
If a home does not comply with fire safety standards, insurers may:
Reject claims
Reduce payouts
Increase premiums
Compliance provides peace of mind.
🧱 For Sellers: Why Compliance Helps You
If you’re selling:
Ensure building plans are up to date
Confirm any additions (carports, braai rooms, garages) are approved
Resolve compliance issues before listing
This avoids last-minute panic during the OTP process.
👨👩👧👦 For Buyers: What To Ask
✔️ Are approved building plans available?
✔️ Do additions match municipal records?
✔️ Is the property compliant with fire regulations?
Having a knowledgeable real estate professional guide you through these checks can prevent costly surprises.
Final Thoughts
Fire safety compliance isn’t just a regulation — it’s about protecting families, investments, and futures.
Whether you’re buying, selling, or investing, make sure your property meets the standards set by SANS 10400-T.
If you have questions about compliance, property inspections, or approved plans, our team is here to guide you every step of the way.
Because in real estate, it’s not just about finding a house — it’s about securing a safe home.
[09:22, 20/02/2026] Lee Esterhuizen: FACEBOOK
Is Your Home Compliant with SANS 10400-T?
Fire safety isn’t just for commercial buildings — it applies to residential homes too.
Under SANS 10400-T, South African homes must meet specific fire protection standards to ensure:
✅ Safe escape routes
✅ Proper fire separation
✅ Structural safety
✅ Reduced fire spread
Non-compliance can delay transfers, affect insurance claims, and even impact bond approvals.
Before you buy or sell, make sure your building plans are approved and up to date.
Need help checking compliance?
We’re here to protect more than just your property value — we’re here to protect your peace of mind.
