Building construction in Uganda – All about building contruction inUganda
Building construction in Uganda : In Uganda, the process of building is governed by several legal frameworks. Therefore, in order to construct a building—whether it be residential or commercial—one must be aware of the numerous regulations and conditions set forth by various laws. The Land Act, the Occupational Safety & Health Act, the National Environment Act, the Building Control Act of 2013, the Physical Planning Act of 2010, and others are among the legislation. The Building Control Act also created codes and regulations. The National Building (Standards for Electrical Installations in Buildings) Code, 2019, the Building Control (Accessibility Standards for Persons with Disabilities) Code, 2019, the Building Control Regulations, 2020, and the Building Control (2020) are these.
Every Ugandan has the right to a clean and healthy environment, as stated in Article 39 of the 1995 Constitution. According to Section 3 of the National Environmental Act, everyone has a right to a clean and healthy environment in line with the values of sustainable development and the Constitution. Every individual has a responsibility to produce, preserve, and improve the environment. Since exercising proprietary rights should not have a detrimental effect on the public, the law permits anyone to file a civil suit through Public Interest Litigation against any individual whose act or omission threatens the right to a clean and healthy environment and has the potential to harm human health. Refer to Nyakana v. National Environmental Authority, 2015 Circular No. 5 of the Constitution.
According to the law, anyone planning a project or activity that could have a major negative impact on the environment or human health must arrange for an environmental and social impact assessment to be completed. This is done in order to assess the project’s potential risks and other issues while also considering the environmental principles. My focus in this paper is on building standards and the laws pertaining to building construction.
The 2010 Physical Planning Act
The Physical Planning Act designated the entire nation as a planning region, and it is applicable to the entire country. It is against the law for anyone to carry out a development without first receiving approval from the relevant Physical Planning Committee.
The 2013 Building Control Act
All Acts or instruments pertaining to building operations must be compliant with the Building Control Act, which supersedes all other Acts or instruments currently in place. The Building Control Act will take precedence over other laws when they contradict with this one. This Act’s goals include establishing a National Building Review Board, establishing building committees, promoting and ensuring planned, decent, and safe building structures that are developed in harmony with the environment, and providing for building standards, among other related matters. It also aims to harmonize and consolidate existing laws pertaining to the construction of buildings.
Creation of the National Building Review Board and Its Roles
A National Building Review Board is established by the Building Control Act. A representative from each of the following professions nominated for appointment by the appropriate professional body or association makes up the Board: engineers, architects, physical planners, surveyors, lawyers, public health officers from the Ministry responsible for health, workers’ representatives, representatives of persons with disabilities, representatives of Uganda Local Authorities Association of Uganda, representatives of Uganda Urban Authorities Association of Uganda, and one individual from the private sector. The Board also includes representatives from the departments of building works, physical planning, housing, the Ministry responsible for water and environment, and the Ministry responsible for persons with disabilities.
The Board’s responsibilities include keeping an eye on building developments, making sure that buildings and utilities that the general public has access to are designed and constructed to accommodate people with disabilities, supervising, inspecting, and monitoring the work of building committees, hearing appeals from people who disagree with committee decisions, and deciding how much to charge urban and district building committees for plan approval, building permit issuance, and occupancy permits.
Committees for Buildings and the Building Control Officer
The Act creates a Building Committee as a Committee of the District or the Urban Council, respectively, for each District and Urban Authority. The Chief Administrative Officer, Town Clerk, Chairperson of the District Council’s Planning and Development Committee, Officers in Charge of Physical Planning, Health, Engineering, Land Management, Environment Management, Architecture, a Representative for People with Disabilities, a Fire Prevention Officer from the Police Department, and a Member of the District Executive Committee comprise the Building Committee in the case of a District Council. When an urban authority is involved, the Chairperson of the Urban Planning and Development Committee, a group of Urban Service officers related to the previously mentioned District Council officers, and a disability representative comprise the Building Committee.
Building Committees are tasked with carrying out the following tasks, as stated in Section 29 of the Building Control Act: reviewing and approving building plans; issuing building and occupation permits; making sure that buildings and utilities that the public has access to are designed and constructed to accommodate people with disabilities; reviewing decisions made on applications for permits for minor building works that are submitted to a building control officer; making sure that this Act is followed; and carrying out any other tasks that the Board assigns to them.
According to Section 32 of the Building Control Act, the District Service Commission must designate a District Building Control Officer and an Urban Building Control Officer for each District Council and Urban Authority, respectively, as well as the number of Assistant Building Control Officers required to allow the Building Committee to efficiently perform its duties. The requirements for an urban building control officer and a building control officer are set down by legislation.
A Building Control Officer’s responsibilities include, but are not limited to, advising a Building Committee on matters pertaining to building plans, material and workmanship specifications, forwarding copies of all applications for minor building works to the Committee for review and their determination regarding the application, ensuring that any directives from a Building Committee comply with the law, inspecting the construction of any building, the demolition of any building, or any activity for which a permit has been issued, ensuring that any conditions on the permit are met, conducting routine inspections of completed buildings, and performing any other tasks assigned to it.
Building activities without a permit are forbidden.
Section 34 of the Building Control Act states that an individual cannot do any building operation unless they possess a valid building permit granted by a Building Committee. Without a building permit, it is therefore illegal to carry out construction operations and is subject to fines, jail, or both.
Applying for and receiving a building permit
Any individual wishing to do a building operation is required to apply for a building permit from the local Building Committee. Along with the number of copies of building plans and other documents that may be needed by regulations, the application must include the name, registration number, and a copy of the architect’s practicing certificate, along with their signature and the official stamp of the Uganda Society of Architects. If the applicant is an engineer, it must also include a certificate of good structural practice. A copy of the registration certificate, a copy of the structural design calculations, a geotechnical report created by an accredited geotechnical laboratory and endorsed by a registered geotechnical engineer, and a structural design and plans stamped by a registered structural engineer with their name, registration number, and signature are all required for multi-story buildings.
If the Building Control Officer believes that an application submitted to the Building Committee does not meet the legal standards, they have the authority to reject it and provide written justification for their decision. The applicant may be granted a building permit by the Building Committee, or it may be denied. If a building operation results in a change in land use from what the land is designated for, if it degrades the environment in the area where the building operation is to be carried out, if it results in a building that is unsightly or objectionable to the public, if it results in a building that is a nuisance to the occupants of adjoining or neighboring properties, if it poses a risk to life or property, or if it is located on a site that is filled with refuse or matter liable to decompose, the Committee may refuse to issue a permit for that reason. Building Control Officers receive applications for building permits for minor construction projects.
Permit for small and transitory construction work
Anybody planning to construct a small building must apply for a building permit from the Building Control Officer. The application must be submitted with the necessary documentation, as required by law. These requirements include proof of ownership, development permission from the Physical Planning Committee, a sketch plan, evidence of application fee payment, and any other documents that the Building Control Officer may request. In cases where the Building Control Officer determines that an application will significantly affect the community, they will instruct the applicant to publish a notice in a widely circulated newspaper or Gazette inviting the public to submit written comments to the Building Control Officer.
A site plan, detailed architectural drawings that allow the Building Committee to determine the size, form, materials of construction, and intended use of the temporary building, where public access is intended, structural details required for the Building Committee to determine the structural safety of the proposed building, proof of payment of the application fee, and any other document as may be required by the Building Committee are required when a person wants to erect a temporary building and applies for a building permit from the Building Committee.
obtaining a building permit to operate a home or business
A building permit application must be submitted to the Building Committee by anyone planning to perform construction operations on a residential or commercial property. A letter of introduction from the local village council chairperson, a sketch plan of the proposed building, documentation of land ownership, development permission from the Physical Planning Committee, two sets of architectural drawings, a boundary opening report from a surveyor, two sets of electrical drawings, two sets of mechanical engineering drawings, two sets of structural engineering drawings, and design calculations for both temporary and permanent works should be included with the application, if applicable, in addition to the requirements outlined in sections 35(2) and (3) of the Act. The applicant or a representative of the applicant must sign the application.
a building permit for intricate constructions or the operation of a public building
If someone wants to perform a building operation on a complex structure or public building, they must apply for a building permit from the Building Committee in the area where they plan to perform the building operation in accordance with the law. The application must be submitted in a prescribed form and signed by the applicant or his representative. The Building Committee may require additional documents in addition to those listed in Section 35 of the Building Control Act and Regulation 21(2) of the Building Control Regulations. These documents may include a report on geotechnical investigation, a report on hydrological investigation, a certificate of environmental and social assessment from the National Environment Management Authority, a statement from the Commissioner of Occupational Safety and Health acknowledging receipt of the building plans, an assessment of the traffic impact, a certificate of energy efficiency assessment from the Ministry in charge of energy, evidence of payment of application fees, and any other documents the Building Committee may specify.
Acceptance, rejection, or postponement of a building permit application
The Building Committee, to which the application has been submitted, may, in the exercise of the legal authority granted to it, reject or approve the building permit and add any conditions the committee deems appropriate for the proposed building or activity. The approval of the building plan and other documents is endorsed by the Building Committee when it grants a permit.
Revocation of a construction license
A permit may be revoked by the Building Committee in the exercise of its authority. The legislation specifies when a permission can be canceled. For example, a building permit can be revoked if the person operating the building uses materials and methods that are prohibited, if the professionals involved change without informing the Building Committee, if the building operation does not follow the approved plans, or if the building operation has been suspended for more than a year.
Time limit for building operations
When a building permit is granted, the construction project must start within a year of the permit’s issuance date and be finished within 60 months of that date. In the event that an individual is unable to finish the building operation within the allotted time frame because of unanticipated events, they must request an extension from the Building Committee. Continuing a building operation after the allotted period is illegal.
directive to cease building operations
Before allowing someone to resume building operations, the Building Committee has the authority to compel them to cease or to take corrective action that satisfies the committee. The Committee has the authority to issue an order to cease construction operations in the following situations: when the work is being done in a way that violates the law or the Code; when the site is prone to flooding or has inadequate drainage; when the building is intended for public use but does not accommodate people with disabilities; and when the building is not being operated in accordance with regulations regarding health and sanitation.
authority to mandate repairs for a building that isn’t up to code
In cases where a building is in a state of disrepair, dilapidated, or exhibits signs of disrepair or dilapidation, the Building Committee may, under Section 41 of the Building Control Act, order the building owner to demolish the building or, if necessary, take remedial action to a standard decided by the Committee.
The building control officer’s right of entry
The Building Control Officer may enter any land or site where a building operation is taking place at any reasonable time to assess whether the law is being followed. They may also perform tests or inspections on any land or site where a building operation is taking place. It is against the law to prevent a Building Control Officer from carrying out their duties, which carries a possible sentence of jail time, a fine, or both.
Permit for occupation
Building owners must apply for an occupation permit from the Building Committee and notify the committee that the building has been completed in compliance with the authorized plans and rules. After the building is inspected, the Building Committee may decide to provide an occupation permit if it is satisfied that the structure was constructed in accordance with the authorized designs and guidelines. The Building Committee may decline to provide an occupation permit and provide written justification for the decision.
Responsibility for triggering mishaps on a construction site
Anyone who commits an offense and faces potential punishment in jail or prison is in charge of causing or contributing to an accident on a building construction site that results in property destruction or personal injury to another person. Breach of contract, disregard for established building procedures and standards, professional negligence, neglecting to obtain worker insurance, and noncompliance with the Building Control Act and its regulations are among the actions that can result in liability for any individual.
The 2020 Building Code Regulations
In accordance with section 52 of the Act, the Building Control Regulations have been created. They specify the fees for services rendered by the Board or a Building Committee, the forms and procedure for applying for building permits, occupation permits, and other permits, among other things. They also prescribe the procedure and costs to be paid in relation to appeals filed with the Board, impose penalties for any violation of the regulations, and specify the content of building plans and other documents required to be submitted under the Act.
Professional participation and noncomplaint behavior
As per Regulation 5 (1), in order to obtain a building permit, the Building Committee must mandate that the building owner hire an architect, an engineer, and a surveyor for the purpose of architectural design, engineering design, and surveying services. Additionally, the owner must retain the services of both the architect and the engineer to oversee the building’s construction, maintain a health and safety expert on site during the building process, and retain the services of any other professionals required for building operations.
The architect or engineer hired by the owner of the planned building must sign the architectural and engineering drawings, paperwork, and site reports. Following the conclusion of building operations, the engineer or architect, as applicable, is required to provide the Building Committee with a certificate attesting to the fact that the work was completed in compliance with the legislation, the authorized plans, and the Code. Before an occupation permit is granted, the building’s completion must be certified by the architect and engineer to the satisfaction of the Building Committee.
In the event that an architect, engineer, or surveyor working for the owner neglects to fulfill legal obligations, the owner may report the professional body of the architect, engineer, or surveyor for disciplinary action. Additionally, the owner may notify the relevant Building Committee and the Board for appropriate action.
Building Development Classification
Building developments are divided into three categories (A, B, and C) by the Building Control Regulations based on factors such as shape, scale, complexity, and social and environmental impact. Complex structural forms, public buildings, multi-story buildings taller than 12 meters, building complexes (combination of all), including schools, hospitals, shopping centers, buildings with significant social influence, and buildings situated in delicate ecosystems are all included in Category A. Residential or commercial structures falling under Category B are those with floor areas greater than thirty meters, single- or multi-story structures with a maximum height of twelve meters, and boundary walls constructed of concrete, brick, or another permanent solid material. Minor and transient structures with floor areas less than thirty meters, single stories, and simple structural forms are under category C.
Construction Schematics
For civil or structural designs, electrical engineering installation plans, and mechanical engineering installation plans, the law specifies minimum standards and requirements. For example, Regulation 9 mandates that architectural plans, where applicable, include the following: floor plans, elevations, sections, door and window schedules, storm, foul, and waste water drainage plans, boundary wall plan and details, and location, context, or block plan, all of which must satisfy the Building Committee. Plans, drawings, and diagrams related to civil or structural engineering should include, where appropriate, information about excavation, foundation, columns, beams, beam-column connections, slabs, stairs, lift wells, roof features, and retaining structures.
The main and backup power supplies, power reticulation, lighting layout, small power layout, fire protection, private automatic branch exchange system, local area data network, and closed circuit television should all be included in the electrical engineering installation plans, drawings, and diagrams, where applicable. Water supply, water reticulation, water storage, ventilation and air conditioning, drainage, and firefighting must all be included in mechanical engineering installation plans, drawings, and diagrams.
general specifications for building blueprints
Sections, elevations, calculations, drawings, material specifications, and any other information the Building Committee deems necessary must all be included in architectural, civil or structural, mechanical, and electrical engineering installation plans. The submission of the building plans in any format, scale, or substance that is deemed appropriate and durable—such as white bond paper, soft copy, blue print, or another—may be mandated by the Building Committee.
Performing Excavations
Excavation work that goes deeper than two meters below the original ground level is illegal unless a Building Committee permit is obtained. According to the law, an engineer must design any excavation that is deeper than two meters below the original ground level or that involves unique geotechnical problems.
Utilizing Non-Traditional Materials or Techniques
If someone wants to employ any building techniques or materials for construction for which the Code has not provided provisions, they must apply in writing to the Building Committee, including information about the techniques and materials they plan to use. With the applicant’s permission, the Building Committee may designate a consultant to give an assessment of whether the building’s durability and stability standards—regardless of whether it is built using materials or techniques not specified in the Code—meet those set forth by the Code.
Paragraphs 118 to 137 of the National Building Code specify the general specifications and regulations for building materials. Therefore, materials other than those listed in the Code may only be used if the building committee certifies that they are correctly mixed or prepared and of a suitable nature and quality for the intended uses. It is forbidden to utilize materials that are broken, unhygienic, or unattractive, such as metal or corrugated iron that has been disfigured, recycled parts of packaging cases or containers, or rotting or infected wood.
The Building Committee may demand proof of a building material’s soundness if it is not convinced that it is suitable for the intended use in terms of strength, durability, fire resistance, porosity, or any other structural attribute. Proof can be in the form of an acceptable test certificate from the Uganda National Bureau of Standards or from any other accredited building, laboratory, or industrial research facility. Using used materials for construction operations is forbidden unless the Building Committee certifies that the material is suitable for the intended use through testing.
The minimum specifications for sand and fine aggregate used in building operations are outlined in paragraph 123 of the National Building (Building Standards) Code. For example, sand used for concrete or mortar needs to be well-graded, clean, and mostly free of big particles and pebbles. The coarse aggregate, also known as “stone,” that is to be used needs to be of a reliable and long-lasting quality, large enough to fit through a ring with a diameter of no more than 50 millimeters, and dense enough to stay on a mesh of five millimeters when measured in the clear.
The minimum standards for cement, bricks, blocks, and concrete used in building activities are also specified in the Code. Cement is required under paragraph 125 to adhere to the pertinent standards published by the Uganda National Bureau of Standards. In a structural wall, a stone, brick, or block should be made of hard, long-lasting, non-combustible material and should have the right size, shape, and surface to allow for correct bonding and jointing. Before being used, a block needs to grow sufficiently. The Code also specifies minimum requirements for the wood, mortar, and concrete used in construction projects.
Notification of the start and end of specific work phases
According to the law, no one may begin building construction, demolition, or routine maintenance (such as painting, decorating, or replacing a broken roof covering) before providing written notification to the Building Committee within the allotted time frame. The start date of the building operation must be specified in the notice.
Building demolition is subject to approval.
Without the Building Committee’s permission, it is illegal for anybody to demolish, cause to be demolished, or authorize to be demolished. Conditions may be imposed by the Building Committee if they are required for public health and safety, building or installation safety, or any other reason that may be impacted by the demolition. Leaving a structure or demolition site in an unsafe state is against the law.
Mandatory upkeep
The Building Committee may serve a written notice on the building owner, mandating that they make repairs or paint the building within the notice’s specified time frame, in cases where the building has fallen into a state of neglect or disrepair and poses a health or safety risk to the public or for aesthetic reasons. If the building owner is unable or unwilling to complete the painting or repairs within the allotted period, the Building Committee may do the work at the building owner’s expense.
Occupational License
In line with section 44 of the Act and the regulations issued thereunder, anyone wishing to occupy a building must first apply for an occupation permission, temporary occupation permit, or partial occupation permit. The Building Committee maintains the right to cancel an occupancy permit if the building’s owner neglects to take the necessary corrective action or if the facility is utilized for uses other than those for which a permit was granted.
General offenses and sanctions
The National Building Control Act and its implementing regulations prohibit the following behaviors: failing to abide by the terms of a notice or conditions issued under the regulations; deviating materially from the approved plan, drawing, or diagram without the Building Committee’s approval; erecting a building in violation of the regulations; impeding the Building Control Officer or any other person authorized by the Building Committee in the performance of their duties; submitting a certificate that is materially false, incorrect, or fraudulent; failing to obtain worker’s compensation insurance as required by the Workers Compensation Act; owning a building; occupying, using, or permitting the occupation or use of a building without an occupation permit; and causing a
The 2019 National Building Code (Building Standards).
In Uganda, building operations are governed by the National Building (Building Standards) Code. It is applicable to all building operations in Uganda, both public and private. Building codes, structural design, plumbing, electrical, mechanical, fire and safety, geotechnical report, postal code numbering, and accessibility standards are among the topics covered.
The National Building (Building Standards) Code specifies building siting in paragraph 4. The Building Committee’s recommended site for buildings must be followed. To ensure the best possible sanitary conditions and to minimize any potential nuisances resulting from the location and appearance of the outbuildings or latrines, or from any other cause, all new buildings, additions to existing buildings, and especially all outstanding latrines, drains, and sanitary apparatus of any kind pertaining to the buildings should be situated on plots or any other piece of land on which they may be built.
It is forbidden to lay the foundation of any building on any property that has been filled with or used as a location for the disposal of animal carcasses, excrement, or other filthy or offensive material until the Building Committee is satisfied that the material has been appropriately removed or otherwise dealt with.
Frontage of the plot and building lines
Buildings cannot be constructed on any property if there is inadequate or no access to a road or at least ten meters of reserved space for it. The Building Committee may prescribe a building line for any street or portion of a roadway under paragraph 8 of the National Building (Building Standards) Code, and it is against the law for anybody to construct a building closer to the road than the prescribed building line.
Area surrounding residential buildings and utility access
Every residential building must have an open area at least 150 mm below the floor of the lowest story on the property, either entirely at the back, partially at the back, or both. It is recommended that a residential structure be positioned so that there is an open area directly in front of it. This area should measure at least 6 meters wide when measured at right angles to the building. All residential plots must provide a car parking area as required by law. Parking lot surfaces need to be properly drained to a channel or soak-away pit nearby, or as directed by the local Building Committee.
Piped water supplies or any other appropriate water that has been approved by the National Water and Sewerage Corporation should be available to all buildings. The building owner is responsible for ensuring that a building does not obstruct the natural flow of surface water runoff. Surface water runoff from the building and other surfaces should drain into the authorized neighboring channel.
Height of boundary walls and border fence
According to paragraph 19 of the National Building Code, any plot development must involve the installation of boundary walls, screen walls, fences, or other enclosures made of permitted materials, construction, and design, unless the building committee instructs otherwise. While the minimum height for fences, boundary walls, screen walls, and other enclosures is specified in paragraph 20 of that document.
Building Lift Ways and Stairs
Every lift route should be constructed in accordance with section 69 of the Occupational Safety and Health Act and the National Building Standards Code. The code also establishes additional minimum standards for the distance between the top of the lift shaft and the cage’s crosshead when it is at the top landing, and between the lift shaft’s bottom and the lowest point of the cage floor or fittings when the cage is at the lowest landing. According to Section 69 of the Occupational and Healthy Safety Act, 2006, each elevator needs to be inspected, and the building owner is required to provide a report of the inspection to the Building Committee or Building Control Officer upon request.
According to the National Building Standards Code, all buildings taller than one story must have a staircase leading to the upper levels, unless there is an independent means of accessing the upper stories. There are additional specifications for the stairs’ minimum and maximum sizes.
Fire safety precautions and escape routes
According to the National Building Standards Code, every building must have emergency exits that are appropriate for the use for which it is intended. Any building in which more than ten persons reside or are employed at any one time, shall be constructed of fire-resisting materials, be provided with a sufficient number of fire escapes, secondary means of access and shall have fire-resisting floors, stairs, staircases and passages.
Temporary buildings
For any person to erect a temporary building, he or she must submit to the building committee a site plan together with the application to erect a temporary building. The Building Committee may grant authorization to a person to proceed with the erection of the building subject to compliance with any conditions or directions specified in the authorization.
Design of schools and residential buildings
Every classroom in a place of instruction must be of such dimensions as to ensure suitable accommodation for the number of learners intended to use the room. The National Building Standards Code under paragraph 93 and Table 4 of the 1st Schedule prescribe the minimum measurements of a classroom and the hall for occasional assembly of the learners. The Code under paragraph 102 prescribes the size of habitable rooms. For instance, every habitable room shall have a superficial area of 9 sqm at the least with an allowance of 3.7sqm per person for each person sleeping or intending to sleep in it.
Lighting and ventilation of buildings
Paragraphs 111 to 117 of the Code sets the minimum standards for lighting and ventilation of habitable rooms, bathrooms, lavatory, pantry, larder, scullery and staircase. Regarding lighting and ventilation of warehouse, every building of the warehouse class must be provided with proper and efficient lighting, with proper, adequate and efficient means of ventilation to the satisfaction of the Building Committee.
Provision of Kitchen, water supply, stores, bathrooms and Latrine accommodation
There should be provided in every boarding establishment to the satisfaction of the Building Committee, a kitchen accommodation of suitable size, type and construction, a water supply sufficient for all purposes and proper washing and bathing accommodation for the users. Every school must be provided at all times with a sufficient supply of wholesome drinking water and where there is no piped supply, the water should be provided in a clean receptacle and the arrangements should be made to ensure that the water is accessible without danger of contaminating the supply. For a dwelling house, the Code under Paragraph 103 prescribes minimum requirements for kitchen, stores and bathrooms. A dwelling house should be provided with sufficient and suitable accommodation for cooking, storing food and washing to the satisfaction of the Building Committee. Every school whether a boarding establishment or not, should be provided with proper and sufficient latrine accommodation conforming to the National Building (Standards for Mechanical Installations in Buildings) Code, 2019
The National Building Electrical Installations in Buildings) Code, 2019.
The National Building (Standards for Electrical Installations in Buildings) Code, 2019 applies to
electrical installations that operate at a voltage not exceeding 11,000 V a.c supplied from the public supply or from a private generation plant. It also applies to residential, commercial and public premises and electrical installations supplied from an external source or from a private generation plant.
Technical designs
The law requires the Uganda Electricity Regulatory Authority to issue or authorize issuance of
graphical symbols to be used in all drawings, wiring plans and other technical designs for electrical
installation of buildings. The engineer has to specify, at a planning provision for accommodation
of substation, transformer, switch room, lift wells and other equipment rooms, service cable ducts,
rising mains, sub-distribution boards, openings and chases in the floor and walls for all required
electrical installations. The law also sets standards and requirements for installation of substation
for a group of buildings and substation in a multi–storeyed building.
Planning and designing of electrical installation
Paragraph 5 of the National Building (Standards for Electrical Installations in Buildings) Code requires the design and plan of an electrical installation to take into account all the prevailing conditions which among others include the type of supply, the envisaged load having regard to the requirements of the owner or occupant, the probable modifications and future extensions, the degree of electrical and mechanical protection necessary, the probable operation and maintenance cost, the relative cost of various alternative methods or the need for radio and telecommunication interference abatement.
The electrical layout should be considered after proper locations of all outlets for lamps, fans, and appliances both fixed and transportable have been selected and best methods of wiring determined. Runs of wiring and exact positions of points of switch-boxes and other outlets must be marked on the plans of the building and approved by the engineer in charge before commencement of works. The design of an electrical installation should ensure the protection of persons, livestock and property and proper functioning of the electrical installation for the intended use. The information required as a basis for design is also prescribed by the law.
Requirements for approval of buildings
The National Building (Standards for Electrical Installations in Buildings) Code prescribes the requirements for approval of building plans which include drawings for electrical installations and equipment. The Code requires inspection and testing of all completed installations and its components before they commence service to the public. All buildings must conform to the Electricity (Safety Code) Regulations, 2003 and provisions governing over-head cable lines.
Requirements for Safety
It is a requirement that the electrical equipment be constructed or installed in a way that they are capable of being maintained, inspected and tested. All electrical equipment must be suitable for the maximum power necessary for current-using equipment when it is functioning in its intended manner. Electrical conductors must be effectively insulated and of sufficient current carrying capacity for the intended purpose. All electrical conductors and electrical equipment likely to be exposed to weather, corrosive and explosive atmospheres, inflammable surroundings, or other adverse conditions must be constructed or protected to prevent danger likely to arise from such exposure. All buildings including schools, churches, mosques, halls, hospitals, theatres should be provided with a lightning protection system of prescribed standard.
Inspection and testing
Upon completion of the installation, the contractor is required to carry out the following tests in the presence of the authorized person; tests as prescribed in the Electricity (Installations Permits) Regulations 2003, tests in accordance with US IEC 60245-1, insulation resistance tests, circuit and earth continuity tests, loop impedance and polarity tests, continuity resistance of conductors and sheathing sections, phase sequence, full load when specifically ordered and earth resistance. Tests should be carried out on each circuit in addition to the complete installation.
The Building Control Officer is also required upon completion of installation, to inspect the system to ensure compliance with the Code. In addition to checking that all parts are correctly installed and operating satisfactorily, the Building Control Officer has to certify in writing that voltage drop (loss) in cables does not exceed specifications, output from PV modules is within 5% of manufacturer’s specified value, all wiring has been installed in an appropriate manner, safety hazards do not exist and all signs and labels have been appropriately placed.
The Building Control (Accessibility Standards for Persons with Disabilities) Code, 2019
Any person erecting a public building must also comply with the Building Control (Accessibility Standards for persons with Disabilities) Code, 2019. The Code defines public building to mean a building that is accessible to the public while access means approach, entry or exit. The building is accessible building if it complies with the requirements of this Code.
Signage
The Code requires marking with international symbol for access prescribed by the law a facility in a building used specifically by a person with disability. There should be a sign at the main entrance of the facility or any other accessible position in the building or in an accessible position indicating to a person with disability the route to the exit of the facility, direction and name of the facility.
The Code requires that there be parking space reserved for a person with disability at a work place. A parking space provided for a vehicle used by a person with disability should be clearly demarcated as being intended for the use of a person with disability only. A parking space designated for a vehicle used by a person with disability must be identified by a vertical sign incorporating the international symbol and should be clearly painted on the road surface.
Accessible Route, Turning Space and Obstruction in Path of Travel
The law prescribes and requires there to be an accessible route as part of an external and internal circulation route. There must be a means of access suitable for use by a person with disability from outside of a building and within the building. There shall be at least one accessible route, which shall be provided within the boundary of the site from a public transportation stop, accessible parking space, passenger loading zone, public street and pavement to the accessible building entrance which it serves and the facility inside the building.
The Code sets standards for the turning space, allowance for a wheelchair, guide dog or a person on crutches. A protruding object should not reduce the clear width required for an accessible route and a path of travel should be as prescribed by law. A doorway should allow free access for a wheelchair user.
Where a person in a wheelchair is required to open a door toward the wheelchair, a nib of at least. Door-to-door frame should be painted in a contrasting colour from the surrounding wall for easy identification by persons with visual impairment. A door should be labelled in contrasting colours, large print format and preferably engraved or brailed. A frequently used door should open automatically and be equipped with a failsafe system that enables the door to open under emergency conditions.
Ramps and lifts
The Code sets minimum standards for ramps and lifts in a building. A ramp or series of ramps should provide a safe, comfortable and convenient route for a wheelchair user. A ramp must be provided where level access cannot be achieved and shall be accompanied by stepped access.
Sanitary Facilities
The Code sets minimum standards for sanitary facilities in the building. For instance, it requires every building to have one or more toilets or unisex toilet suitable for use by a person with disability, provided that the first toilet shall be a unisex toilet facility, for use by a person with disability. In buildings of occupancy where a bedroom is provided with a private toilet facility, at least one bedroom with provision for a private toilet facility out of every twenty-five bedrooms, should be fitted with a toilet, washbasin, bath or shower accessible to a person with disability. A public building other than a building of occupancy should have at least one toilet accessible to a person with disability within every group of toilets provided a person with disability shall not be required to travel further than a person without disability to a toilet accessible to a person with disability.
The Code also sets minimums standards and measurements of wheelchair-accessible toilets in buildings and pit latrine rooms. The space must be provided in a pit latrine room for a wheelchair user to place himself or herself outside the swing area of the door. A change in level to the landing area must be connected by means of a ramp.
Auditorium, grandstand and halls
Where a building contains one or more auditoriums or halls fitted with fixed seating, the Code prescribes floor space accessible to a person in a wheelchair to be set aside for the accommodation of a wheelchair in an auditorium or hall. The space must be situated adjacent or in close proximity to an exit door and should be arranged that a wheelchair will not obstruct an aisle or exit door.
Non-compliance
Where a person fails to comply with the provisions of this Code, he or she shall not be issued with an occupation permit.
The National Building (Standards for Mechanical Installations in Buildings) Code, 2019
This Code prescribes standards for stairways, ramps, guards and lifts, lighting, ventilation and heating, fire safety and plumbing, sanitary fitments and drainage works. For instance, the Code requires, all pipes and fittings for the water supply system to conform to the requirements of this code. All pipe or other water-fittings or storage cistern made from lead or internally lined with lead should not be used in new installation, not having lead services.
Conclusion and Way forward
Ownership and development of land is a matter that is regulated by various laws. It is advisable that before erecting a building, the person should seek advice from construction expertise preferbly construction companies or construction lawyers . Otherwise the Building Committee or National Environment Authority may direct the intended developer tov