GHANA BUILDING CODE
PART 2 ‐ ADMINISTRATION
i
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CONTENTS SECTION 2.1 GENERAL
…………………………………..1
2.1.1 Scope
…………………………………… 1
2.1.2 Terminology
…………………………………….1
2.1.3 Applications
…………………………………….4
2.1.4 Referenced documents 2.1.5 Prohibitions
……………………………………5 ……………………………………5
SECTION 2.2 ORGANIZATION AND ENFORCEMENT
………6
2.2.1 Department of of building building inspection or Metropolitan/District Engineer/Planner office
……….6
2.2.2 Duties and Responsibilities of of the the Authority having having jurisdiction jurisdiction
……….7
2.2.3 Powers of of the the Authority having having jurisdiction jurisdiction
……….8
2.2.4 Duties and Responsibilities of of the the Owner
……. 11
2.2.5 Duties and Responsibilities of of the the Constructor
……..13
2.2.6 Board of of Appeal Appeal
……..13
SECTION 2.3 ALTERNATIVE MATERIALS, METHODS OF DESIGN, TESTS AND CONSTRUCTION REVIEW ………15 2.3.1 General
………15
2.3.2 Tests
………15
2.3.3 Construction Review SECTION 2.4 PERMITS AND PERMIT FEES 2.4.1 Development/Building Permits 2.4.2 Application for Permit
………15 …..
………16
….
……….16
….
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SECTION 2.5 DEMOLITION OF BUILDINGS
….
……………..19
SECTION 2.6 VALIDITY
….
……………..19
SECTION 2.7 EFFECTIVE DATE
….
……………..20
APPENDIX ‘A’
….
……………..21
APPENDIX ‘B’
….
……………..24
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2.1 2.1.1
GENERAL Scope
2.1.1.1 This Code is called the Ghana Building Code, hereinafter referred to as ‘the Code’. 2.1.1.2 This part covers the administrative aspects of of the the Code, such as applicability, organization of of the the building department for the enforcement of the Code, procedure for obtaining development and building permits and the responsibility of of the the owner.
2.1.2
Definitions For the purposes of of this this part, the following definitions shall apply. of a a means of of ingress ingress or or egress egress within a floor floor area area that provides entry Access (Exit) ‐ That part of and an access to an exit exit serving serving the the floor floor area. area.
Accessory Use – Any use of the premises subordinate to the principal use and customarily incidental to the principal use Alteration – A change from one occupancy to another, or a structural change, such as an addition to the area or height, or the removal of part of a building, or any change to the structure, such as the construction of cutting into or removal of any wall, partition, column, beam, joist, beam, joist, floor or other support, or a change to a closing of any required means of of ingress ingress or egress or a change to the fixtures or equipment. – Approved by the Authority having having jurisdiction. jurisdiction. Approved –
Authority having jurisdiction – The Authority which has been created by a statute and which, for the purpose of of administering administering the Code/Part, may authorize a committee or an official to act on its behalf, hereinafter called the ‘Authority’. Building – Any structure for whatsoever purpose and of whatsoever materials constructed and every part thereof whether used as human habitation or not and includes foundation, plinth, walls, floors, roofs, chimneys, plumbing and building services, fixed platforms, verandah, balcony, cornice or projection, part or a building or anything affixed thereto or any wall enclosing or intended to enclose any land or space and signs and outdoor display structures. Tents, tarpaulin shelters, etc. erected for temporary and ceremonial occasions with the permission of of the the Authority Authority shall shall not not be be considered considered as as building. of flat flat roofs, from the average Building, Height Height of of – – The vertical distance measured, in the case of level of of the the ground around and contiguous to the building or as decided by the Authority to the
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the ridge. Architectural Architectural features features serving no other other function function except that of decoration shall be excluded for the for the purpose purpose of of measuring measuring heights. of a a building adjoining a street or an extension of Building line – The line up to which the plinth of a street or on a future street may lawfully extend. It includes the lines prescribed, if if any, any, in any scheme. The building line may change from time to time as decided by the Authority. of occupancy occupancy or premises to any occupancy or use requiring additional Conversion – The change of occupancy permit.
Development – ‘Development’ with grammatical variations means the carrying out of building, engineering, mining or other operations in, or over, or under land or water, or in the use of of any any building or land, and includes redevelopment and layout and subdivision of any land; and ‘to develop’ shall be construed accordingly. of the the carriage of of storm storm water, sewage or other used water. Drain – A conduit or channel of of any any liquid by a system constructed for the purpose. Drainage – The removal of
Licensed Architect/Engineer/Struc Architect/Engineer/Structural tural Engineer/Supervisor/Town Planner/Quantity ‐ Surveyor/Surveyor Valuer Surveyor/Surveyor Valuer ‐ A qualified architect/engineer/structural engineer/supervisor/town planner/ quantity surveyor/ surveyor valuer who has been licensed by the authority. of a a building is Occupancy or Use Occupancy or Use group – The principal occupancy for which a building or a part of used or intended to be used; for the purposes of classification of a building according to occupancy, an occupancy shall be deemed to include the subsidiary occupancies which are contingent upon it.
Occupier – Occupier includes any person for the time being, paying or liable to pay rent or any Occupier – portion of rent of the building in respect of which the ward is used, or compensation or premium on account of of the the occupation of of such such building and also a rent free tenant, but but does does not include a lodger, and and the the words ‘occupy’ ‘occupy’ and and ‘occupation’ ‘occupation’ do do not not refer refer to to the lodger. An owner living in or otherwise using his own building shall be deemed to be the occupier thereof.
Operational construction – A construction put up by Government Departments for operational Operational construction purposes. Owner – The person who receives the rent for the use of the land or building or would be Owner – entitled to do so if if it it were let out. It also includes:
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d) A mortgagee in possession. Permit – A permission or authorization in writing by the Authority to carry out work regulated by the Code.
Road – Road – See ‘Street’. Roadline – See ‘Street Line’. Room height – The vertical distance measured from the finished floor surface to the finished ceiling surface. Where a finished ceiling is not provided, the underside of of the the joists joists or beams or tie beams or rafters or purlins shall determine the upper point of of measurement measurement for determining the head room. Sanctioned plan plan – The set of plans and specifications submitted under the Code in connection with a building and duly approved and sanctioned by the Authority. of a a plot for service purposes. Service road road – – A road/lane provided at the rear or side of
Set ‐back line – A line usually parallel to the plot boundaries and laid down in each case by the Authority, beyond which nothing can be constructed towards the site boundaries. of land land enclosed by definite boundaries. Site (plot) – A parcel (piece) of
Street – Any means of access, namely, highway, street, lane, pathway, alley, stairway, passageway, carriageway, footway, square, place or bridge, whether a thorough‐fare or not, over which the public have a right of passage or access or have passed and had access uninterrupted for a specified period, whether existing or proposed in any scheme and includes all bunds, channels, ditches, storm‐water drains, culverts, sidewalks, traffic islands, roadside trees and hedges, retaining walls, fences, barriers and railing within the street lines. Street level of grade – The officially established elevation or grade of the centre line of the street upon which a plot fronts and if there is no officially established grade, the existing grade of the of the street at its mid‐point. of a a street. Street line Street line – The line defining the side limits of – To To erect a building means: To erect – a) To erect a new building on any site whether previously built upon or not; b) To re‐erect any building of which portions above the plinth level have been pulled down, burnt or destroyed; and c)
Conversion from
another.
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dangerous to human life or which in relation to existing use constitute a hazard to safety or health or public welfare, by reason of of inadequate inadequate maintenance, dilapidation or abandonment.
2.1.3 Applications 2.1.3.1 Part 2 and its sections apply to all buildings. 2.1.3.2 Parts 3, 4, and 5 apply to: (a) All buildings used for assembly, institutional and high hazard industrial occupancies. (b) All buildings exceeding 220m2 in building area, or exceeding 2 storeys in building height used for residential, business and personal services, mercantile, medium hazard industrial occupancies and low hazard industrial occupancies.
2.1.3.3 Part 6 applies to buildings 2 storeys or less in height, having a building area not exceeding 220m2 and which are used for residential, business and personal services, mercantile, medium hazard industrial occupancies and low hazard industrial occupancies.
2.1.3.4 Applicability of of the the Code (1) Where a building is erected, the provisions of of this this Code shall apply to the design and construction of the of the building (2) When a building or any part thereof is thereof is altered, the provisions of this of this Code shall apply to the parts of the of the building that are altered. (3) When the whole or any part of a of a building is demolished, the provisions of this of this Code shall apply to the work involved in the demolition and to work required to any parts remaining after demolition to the extent that deficiencies remaining after demolition are corrected.
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2.1.3.5 Inapplicability of of the the Code This Code does not apply to: (a) Farm buildings other than those used as residencies (b) Public works located on a street or in a public transit right of way of way (c) Public utility towers and poles, television and radio or other communication aerials and towers, except for loads resulting from those located on or attached to buildings. (d) Flood control and hydro‐electric dams and structures or mechanical or other equipment and appliances not specifically regulated in this Code or (e) An accessory building not greater than 9.0m2 in building area provided it does not create a hazard.
2.1.4 Referenced documents 2.1.4.1 The provisions of referenced standards and other referenced documents prescribed in the Code apply to this Code only to the extent that they relate to buildings. 2.1.4.2 In case of conflict between the provisions of this Code and those of a referenced document, the provisions of this of this Code govern.
2.1.5 Prohibitions 2.1.5.1 Any person, firm or corporation which fails to comply with any order or notice issued by the authority having jurisdiction, having jurisdiction, or which allows a violation of this of this Code to continue, contravenes the provisions of the of the Code. 2.1.5.2 No person shall work or authorize or allow work to proceed on a project for which a permit is required unless a valid permit exists for the work to be done. 2.1.5.3 No person shall deviate from the approved plans and specifications forming part of the building permit, or omit or fail to complete, prior to occupancy, work required by the said approved plans and specifications, without first having obtained in writing the approval of the of the
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2.1.5.7 No person shall allow the property boundaries of a of a building lot to be so changed as to place a building or part thereof in contravention of the provisions of this Code, unless the building or part thereof is so altered after obtaining the necessary permit, so that no contravention will occur as a result of the of the change of the of the property boundary. 2.1.5.8 Any person who knowingly submits false or misleading information contravenes the provisions of this of this Code.
2.2
ORGANIZATION AND ENFORCEMENT
2.2.1 Department of of building building inspection or Metropolitan/District Engineer/Planner/Surveyor office 2.2.1.1 The department of of building building inspection shall be created in the metropolitan/district engineer/planner/surveyor office and the executive officer in charge thereof thereof shall shall be known as The Director of of Works. Works. 2.2.1.2 Appointment – – The Director of of Works Works shall be appointed by the Authority. 2.2.1.3 Organization – The Director of of Works Works shall appoint such number of of officers, officers, technical assistants, inspectors and other employees as shall be necessary for the administration of of the the Code and as authorized by the Authority. 2.2.1.4 Delegation of of Works Works may designate an employee or employees who of Powers Powers – The Director of shall exercise all the powers of of the the office during the temporary absence or disability of of the the Director of of Works. Works. 2.2.1.5 Qualification of Director of Works – The Director of Works shall be a licensable Engineer or Structural Engineer or Architect or Town Planner or Quantity Surveyor/Surveyor Valuer whose qualification shall not in any case be less than those prescribed in Appendix A. 2.2.1.5.1 In small local/district bodies having insufficient funds to appoint such officials with the above
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2.2.1.8
Officers not Liable for Damage – No official of the Authority shall not render himself/herself liable personally and he shall be relieved from all personal liabilities for any damage that may accrue to persons or property as a result of of any any act required or permitted in the discharge of of his his official duties. Any suit instituted against any officer or employee because of an act performed by him in the official discharge of his/her duties and under the provisions of the Code shall be defended by the legal representative of the Authority until the final termination of the proceedings. In no case shall the official or any of his/her subordinate employees be liable for costs in any action, suit or proceeding that may be instituted in pursuance of the provisions of the Code and any official of of the the building inspection department acting in good faith and without malice shall be free from liability for acts performed under any of of the the provisions or by reasons of any act or omission in the performance of of his his official duties connected therein.
2.2.2
Duties and responsibilities of of the the Authority having having jurisdiction( jurisdiction( Director of of Works) Works)
2.2.2.1 The authority having jurisdiction is responsible for the administration and enforcement of the provisions of this Code and shall act on any question relative to the mode and manner of construction and the materials to be used in the erection, addition, alteration, repair, removal, demolition, installation of service equipment and the location use, occupancy and maintenance of all of all buildings except as may otherwise be specifically provided.
2.2.2.2 Application and and permits permits – The authority having jurisdiction shall receive all applications and issue permits for the erection and alteration of buildings and examine the premises foe which such permits have been issued 2.2.2.3 Inspection – The authority having having jurisdiction jurisdiction shall make all required inspections or may accept reports of inspections of authoritative and recognized services or individuals; and all reports of inspections shall be in writing and certified by a responsible officer of of such such authoritative service or by the responsible individual or engage any such expert opinion as he/she may deem necessary to report upon unusual technical issues that may arise; subject to the approval of of the the
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2.2.2.7 The authority having jurisdiction having jurisdiction shall provide when requested to do so all reasons for refusal to grant a permit. 2.2.2.8 The authority having jurisdiction shall answer such relevant questions as may be reasonable with respect to the provisions of this Code when requested to do so, but except for standard design aids, shall refrain from assisting in the laying out of any work and from acting in the capacity of an of an engineering or architectural consultant. 2.2.2.9 The authority having jurisdiction shall issue a permit to the owner when, to the best of his knowledge, the applicable conditions as set forth in this Code or any other by‐law have been met.
2.2.3
Powers of of the the Authority having having jurisdiction( jurisdiction( Director of of Works) Works)
2.2.3.1 Right of entry – Upon the presentation of proper credentials, the authority having jurisdiction may enter any building or premises at any reasonable time for the purpose of administering or enforcing this Code. 2.2.3.2 The authority having jurisdiction having jurisdiction is empowered to order: (a) A person who contravenes this Code to comply with the Code within the time period specified; (b) Work to stop on the building or any part thereof if thereof if such such work is not proceeding according to the sanctioned plan or is in contravention of provisions of this Code, or any other applicable Code, Regulation, Act or Byelaw or if there is deemed to be an unsafe condition; he shall notify the owner, and all further construction shall be stayed until correction has been effected and approved; (c) Cancel the building permit issued should the owner fail to comply with the requirements at any stage of of construction, construction, and shall cause notice of of such such cancellation to be securely posted upon the said construction, if if the the owner is not traceable at his address given in the notice. Posting of of such such
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2.2.3.3 The authority having jurisdiction may direct that tests of materials, equipment, devices, construction methods, structural assemblies or foundation conditions be made, or sufficient evidence or proof be submitted at the expense of the owner, where such evidence or proof is necessary to determine whether the material, equipment, device, construction or foundation condition meets the requirements of this of this Code. 2.2.3.4 The authority having jurisdiction having jurisdiction may require any owner to submit an up‐to‐date plan of survey of survey prepared by a registered land surveyor which shall contain sufficient information regarding the site and the location of any of any building: (a) To establish before construction begins that all requirements of this Code in relation to this information will be complied with, and (b) To verify upon completion of the of the work that all such requirements have been complied with. 2.2.3.5 Modification ‐ When site conditions, size, complexity of the work or wherever practical difficulties are involved in carrying out any provision of this Code, the authority having jurisdiction may require that all plans and specifications or any part thereof be thereof be certified and the construction or alteration of any building or part thereof be generally reviewed during construction by an architect or engineer registered or licensed to practice in the jurisdiction in which the work is being undertaken. undertaken. Such review (variation or modification) may be ordered by the authority having jurisdiction upon application of the owner or his representative provided the spirit and intent of the Code shall be observed and public welfare and safety are assured. The application for review and the final decision of the authority having jurisdiction shall be in
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(a) whenever information submitted is inadequate to determine compliance with provisions of this Code; (b) whenever incorrect information is submitted; (c) that would authorize any building work or occupancy that would not be permitted by this Code; Code; (d) that would be prohibited by any other by‐law, act or regulation.
‐ The authority having jurisdiction 2.2.3.8 Revocation of having jurisdiction may revoke a permit if: of Permit Permit ‐ (a) there is a contravention of any of any condition under which the permit was issued; (b) the permit was issued in error; (c) the permit was issued on the basis of incorrect of incorrect information. 2.2.3.9 Permit fees having jurisdiction may place a value on the cost of the of the work for the fees ‐ The authority having jurisdiction purpose of determining of determining permit fees to be applicable.
2.2.3.10 When any building, construction or excavation or part thereof is thereof is in an unsafe condition as a
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terms of the occupancy permit, and including compliance with any special conditions made under the provisions of sub of sub‐section 1.7.6.
2.2.4.2 Every owner: (a) shall allow the authority having having jurisdiction jurisdiction to enter any building or premises at any reasonable time for the purpose of of administering administering and enforcing the provisions of of the the Code; (b) shall submit a document of of ownership ownership of of the the site;
(c) shall obtain all permits or approvals required in connection with proposed work, prior to commencing work to which they relate; (d) shall ensure that the plans and specifications on which the issue of the building permit was based are available continuously at the site of work for inspection during working hours by the authority having having jurisdiction jurisdiction and the permit or true copy thereof thereof is is posed conspicuously on the site during the entire execution of of the the work; (e) shall give notice to the authority having jurisdiction of the dates on which he intends to begin work prior to commencing work on the building site; (f) shall give notice in writing to the authority having jurisdiction, prior to commencing the work, listing;
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(i) shall give such other notice to the authority having jurisdiction as may be required by the provisions of of this this Code; (j) shall make or have made at his own expense, tests or inspections as necessary to prove compliance with the provisions of the Code and shall promptly file a copy of all such test or inspection reports with the authority having having jurisdiction; jurisdiction; (k) shall provide an up‐to‐date survey of the building site when and as required by the authority having jurisdiction; having jurisdiction; (l) shall when required by the authority having jurisdiction, uncover and replace at his own expense any work that has been covered contrary to an order issued by the authority having jurisdiction; (m) is responsible for the cost of of repair repair or any damage to public property or works located thereon that may occur as a result of of undertaking undertaking work for which a permit was required by this Code. 2.2.4.3 No owner shall deviate from the requirements of this of this Code or of the of the conditions of the of the permit or omit work required by the Code or the conditions of the of the permit without first obtaining from the authority having jurisdiction having jurisdiction permission in writing to do so.
2.2.4.4 Every owner shall obtain an occupancy permit from the authority having jurisdiction prior to
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2.2.5.2 Every constructor is responsible for ensuring that no excavation or other work is undertaken on public property and that no building is erected or materials stored in whole or in part thereon without approval first having been obtained in writing from the appropriate government authority. 2.2.5.3 Every constructor is responsible jointly and severally with the owner for any work actually undertaken.
2.2.6
Board of of Appeal Appeal
2.2.6.1 Unless municipal legislation provides for a Board of Appeal, the authority having jurisdiction may create such a board and if created it shall have the following establishment and terms of reference. 2.2.6.2 The Board of Appeal shall consist of at least 7 members, who are qualified by experience and training to pass judgement upon matters pertaining to building construction. The board shall include a Chairman and Vice‐Chairman, who are qualified by experience and training to consider matters pertaining to building design and construction. 2.2.6.3 The members of the of the Board of Appeal of Appeal shall be appointed for such periods as may be deemed appropriate.
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in such detail as will enable the Board properly to consider the appeal addressed to the Board of Appeal and setting out:
(a) the nature and subject matter of the of the appeal; (b) the address of the of the building affected by the appeal; (c) the sections of this of this Code applicable to the appeal. 2.2.6.10
The Board shall meet as often as it deems necessary to conduct work of the Board in an expeditious manner.
2.2.6.11
The Board shall consider any appeal filed with the Secretary within 15 calendar days after a decision of the designated official and need not consider any
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2.3
ALTERNATIVE MATERIALS, METHODS OF DESIGN, TESTS AND CONSTRUCTION REVIEW
2.3.1 General 2.3.1.1 The provisions of of this this Code are not intended to prevent the use of any material or method of design or construction not specifically prescribed by the Code, provided any such alternative has been approved by the authority having having jurisdiction. jurisdiction. 2.3.1.2 The Authority may approve any such alternative provided it is found by the respective local authority that the proposed alternative is satisfactory and conforms to the provisions of relevant parts regarding material, design and construction and that material, method, or work offered is, for the purpose intended, at least equivalent to that prescribed in this Code in quality, strength, compatibility’ effectiveness, fire and water resistance, durability and safety.
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2.4 PERMITS AND PERMIT FEES 2.4.1
Development/Building Permits
2.4.1.1 A permit is required whenever any development, erection, re‐erection, alterations or demolition of any building as regulated by this Code is to be undertaken. A separate permit shall be required for each such development/building from the authority having having jurisdiction. jurisdiction. No permits shall, however, be required for works referred to in sub‐section 2.4.2.2.1. 2.4.1.2 Permits in addition to the permits required in 2.4.1.1 with respect to building components and services may be required by the authority having jurisdiction. having jurisdiction. 2.4.1.3 An occupancy permit is required:
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(a) New residential buildings (other than gate lodges, quarters for limited essential operational staff and the like), roads and drains in railway colonies, hospitals, clubs, institutes and schools, in the case of of railways; railways; (b) A new building, new construction or new installation or any extension thereof in the case of of any any other services. 2.4.2.3 Information accompanying Notice‐ Except otherwise allowed by the authority having jurisdiction having jurisdiction every application shall: (a) identify and describe in detail the work and occupancy to be covered by the permit for which application is made; (b) describe land on which the work is to be done, by a description that will readily identify and locate the building/plot; building/plot;
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2.4.3
Plans and Specifications
2.4.3.1 Sufficient information shall be submitted with each application for a permit to enable the authority having jurisdiction to determine whether or not the proposed work will conform to this Code and whether or not it may affect adjacent property. 2.4.3.2 When required by the authority having jurisdiction having jurisdiction plans and specifications shall be provided. 2.4.3.3 Plans drawn to scale upon paper, cloth or other substantial material shall be clear and durable, and shall indicate the nature and extent of the work or proposed occupancy in sufficient detail to establish that when completed the work and the proposed occupancy will conform to this Code and other relevant by‐laws and regulations. 2.4.3.4 Site Site plan plan ‐ (1) Site plans shall be referenced to an up‐to‐date survey and when required to prove
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(b) Work is suspended for a period of 6 of 6 months. 2.4.4.5 Permit fees and all procedures and conditions applicable thereto shall be established by the authority having jurisdiction. having jurisdiction.
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2.7
EFFECTIVE DATE
2.7.1
This Code shall come into effect when proclaimed by the authority having jurisdiction. having jurisdiction.
2.7.2
Any person who carries out work under the terms of the of the Code after its adoption but before its
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APPENDIX’A’ GUIDE FOR THE QUALIFICATIONS AND COMPETENCE OF LICENSED ARCHITECTS, ENGINEERS,
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a) All plans and information connected with building permit b) Structural details and calculations of buildings on plot up to 500m2 and up to 5 sotreys or 16m in height.
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a) All plans and related information connected with development permit of of all all areas; and b) Certificate of of supervision supervision for development of of land land of of all all areas.
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