DEPARTMENT OF BUILDING

FEDERAL UNIVERSITY OF TECHNOLOGY

AKURE

LECTURE NOTE ON
BDG 507

CONSTRUCTION CODES REGULATIONS AND CONTROL

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1.0 INTRODUCTION

Building code is a set legal requirement of which the purpose is to promote good practice
in the design, construction and maintenance of buildings, in the interest of the health, safety and
welfare of people who use buildings. The Code set out the basic requirements for the design and
construction of buildings which represents a code of good build practice.
Worldwide, we are building literally billions of dollars’ worth of construction each year.
More important, we do not enter these ventures with the foregone conclusion that lives will be
lost or that failure, in some form, will take place. There is no doubt that thousands of projects are
successfully completed, and used, without dramatic or traumatic results. Perhaps, though, we
should understand that these successes do not mean that the imperfect human science of
construction is achieving perfection. No one can predict which project will “go sour” or when.
We must proceed with all due caution on each project.
The fact remains that every project has some suspicious aspect about it, many more are
introduced after the initial construction is completed. Every participant in the construction of the
project must be “in tune” fully with the concept of bringing the project on-line in the safest
possible condition; the best guide to this is of course, the regulatory system’s provision. This
regulatory system consists in general a set of technical requirements a set of administrative
regulations. The latter determines the building permit and control procedures.
Every project has some work done without inspection. Those who choose to “chear”,
however, can and will, easily. Some system must be in place to ensure adherence to the
requirements of the minimum standards. That adherence to the standard is called code
compliance; it serves everybody on the project and in addition, serves the general public rather
well. In that simple premise we must all come together, like it or not.
There are growing numbers of international oriented researches in the field of technical
building regulation and control procedure (see institute of Building Control 1997; Sheridan,
2001). These international oriented comparative studies lead to framework in which the building
regulatory system can be analyzed in a coherent way, emphasizing the system of plan checks,
site inspections, professional responsibilities and regulatory accountability.
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1.1. WHAT IS A BUILDING CODE?
A Building Code is the minimum acceptable standard used to regulate the design
construct and maintenance of buildings for the purpose of protecting the health, safety, and
general welfare of the building’s users.
Technically, Building Code can be considered as:
Minimal regulation for the protection of public health, safety, and welfare, which it the
basic charge to every design and construction professional.
Parameters that deserve (and demand) as much attention and consideration as any other
program parameter set on the project such as budgetary constraints, basic owner needs, project
scope, interrelationships, etc.
Insurance, both for the protection of life and for the protection of the owners who may, in
any number of ways, be required to justify his project in a court of law someday. Here he and his
design professional will be measured against the course taken by the “prudent man” to see if they
addressed and met all possible situation.

1.2 BENEFIT OF BUILDING CODES

The purpose of building codes is to build safe buildings, thereby reducing deaths, injuries
and property damages. The preserves the built environment, both residential and commercial
reduces public and private disaster aid, and maintains employment of businesses and institutions
that otherwise might be forced to close following a catastrophe.
In addition, building codes promote a level and predictable playing field for designers,
builders and suppliers. They promote a degree or comfort of comfort for buyers, who are entitled
to rely upon minimum construction standards for the safety and soundness of a building.

1.3 CODE PHILIOPHY

Building Code is:
Minimal regulation for the protection of public health, safety and welfare. Parameters that
deserve as much attention as any programme parameter set on the project. A form of insurance
both for the protection of life and owner, who may someday be forced to justify his project in a
court of law.

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 To cheat on them is really to provide substandard project. Absence of regulations could
be develop design that would seek an imbalance between private rights and interest and public
rights and interest.
As the general public cannot speak in a single voice for itself, so it is a bonafide
governmental function brought the police power given to the States to form the building codes
that the actually sets of safety regulations. These regulations are specifically aimed at structural
aspects, fire protection aspects and health and sanitation aspects of buildings. Building Codes do
not inhibit Design, Imagination, new product or Construction Systems. As Construction
project is not something that can be undone and redone once it is under construction, care should
be taken to get it right and achieve the best result Abington.

2.0 A SHORT HISTORY ON BUILDING CODES

Building Codes have been around in some form for thousands of years. In 2000 B.C., the
code of Hammurabi dedicated that if a dwelling collapsed and caused the death of the owner the
builder would be put to death. The Roman Empire instituted building codes after fatal building
codes followed the great fire of London in 16666, which destroyed 15,000 buildings. In the U.S,
the great Chicago fire in 1871 killed 250 people, destroyed 17,000 structures and left nearly
100,000 people homeless. Four years later, that city enacted a new building code and fire
prevention ordinance. As is often the case, building codes are the after-thought of a tragedy
rather than a fore-thought of prevention. As cities grew and experienced their own disasters, their
building codes were developed based on individual experiences more than scientific knowledge.
In 1905, the first national building code was established in the United States, yet much of
this code regulated the type of building components that could be used in construction and did
not allow for newly developed materials. Modern building codes rely more on measurable
performance rather than in the rigid specification of materials and methods. Modern codes are
steeped in established scientific and engineering principles that have been thoroughly tested.
Over the centuries, building codes evolve from regulation that can prevent tragic experiences.
The first regulation of construction or what may be considered to be the first building
code is from god himself on the building of the Ark as recorded in Genesis 6vs. 14-16.
“Make a boat from resinous wood and seal it with far, inside and out. Then construct
decks and stalls throughout its interiors. Make it 450ft long 75ft wide, and 45ft high. Construct
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an opening all the way around the boat, 18inches below the roof. Then put three decks inside the
boat bottom, middle and upper and put a door in the side”
With a Biblical history it is recorded in exodus that building materials had to be within
certain frameworks and regulation. The 22nd Chapter of Deuteronomy mentions the first
regulation of parapet walls. So we can see that god himself is concerned about regulation of
construction processes. Government must also be concerned. This is perhaps best summed up in
the words of Chief Justice Roger B. Toney who said, “What are the police powers of a State?
They are nothing more or less than the powers of government inherent in each sovereignty to the
extent of its domain. That is to say, the power to govern men and things within the limits of its
domain.
2.1 Building as a communal activity
In early times, building was a communal activity. Then there were no professional builders. All
the members of a family would come together to construct a family house. The construction of
civic buildings such as town halls, palaces, fortresses, was the responsibility of either every
member or selected members of the community. In the course of participating in many building
projects, certain individuals soon acquire special skills which set them apart from their
fellowmen. The recognition of such skills by members of the community led by these individuals
being hired as professional Builders. The first professional builder of recorded history was
Imhotep, the Grand vizier to king-Zoser of Egypt who built the stepped pyramid at Saqqara,
Egypt about 2750BC. Ever since, more and more individuals have tuned professional, being
masters in the trade, constituting themselves into a Guild during the middle ages. The main
purpose of the guild was to protect ingenuous artisanship, they regulated the trade with respect to
issues such as apprenticeship, wages and prices. During this period of the emergence of the
Guilds, the professional Builder was so prominent at that time that Hammurabi even had codes
for the builder way back in2200BC-thus
A. If a builder builds a house for a man and do not make its construction firm and the
house which he has built collapses and causes the death of the owner of house-that
builder shall be put to death
B. If it causes the death of the son of the owner of the house-they shall put to death the
son of that builder.
C. If it causes the death of the slave of the owner of the house-they shall give to the
owner of the house a slave of equal value
D. If it destroys property, he shall restore whatever it destroyed and because he did not
make the house which he built firm and it collapsed, he shall rebuild the house which
collapsed at his own expertise.

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 E. If a builder builds a house for a man and do not make its construction meet the
requirements and a wall fall in, that builder shall strengthen the wall at his own
expense. (Code of Hammurabi, 2200BC)

2.2 CODE ENFORCEMENT

Code is an ordinance adopted by the city Local, State or Federal Authorities Code
enforcement is the manner in which codes the standards and laws are enforced to assure that the
city’s safety, health, welfare and aesthetics value are observed. Good building Codes have little
value if they are not enforced. Building Codes are generally enforced by building departments at
the local level. This department is often funded by permit fees, which average less than one
percent of construction costs. Plan reviewers and building inspectors are keys to the success of
building codes. Unless these functions are adequately funded and staffed with qualified, trained,
tested and certified personnel, the full value of building codes will not be realized. The Code
Enforcement office may be called different names such as Department of Inspection, Code
Enforcement Division Development Control/Administration, Building Department, or some
similar name. But the function is the same to make sure all building done in that community is
done according code. No building inspector has the right to demand any more than the building
code required. The only authority inspector and building departments have comes out of the
code.
2.3 CODE OF ETHICS AND PROFESSIONAL CONDUCT FOR BUILDERS
The Code of Ethics and Professional Conduct state the guidelines for the conduct of members in
fulfilling their professional obligations. Builders registered by the Council of Registered Builders
of Nigeria (CORBON) are dedicated to the highest standard of professionalism, integrity and
competence. Ethics and Ethical behavior are central to professionalism. It doesn’t matter how
skilled and experienced a person becomes, if they behave dishonestly and without regard for the
rights of others they are not a professional person.
Ethics can be defined as follows
I. The discipline dealing with what is good and bad about moral duty and obligation
II. A set of accepted moral principles and values about what ought to be.
III. A theory or system of moral principles governing the appropriate conduct for an
individual group

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 IV. A code of morality
What do you understand by ‘’moral principles and values
Morality is a set of acceptable standard or rules about what is right or wrong conduct. Conduct is
or behavior is the way a person responds to a set of conditions. Therefore when we speak of an
action being ‘’unethical’’ we mean an action that is inconsistent with what agreed upon moral
conduct

2.4 PRINCIPLES AND OBJECTIVES

The guiding principles of this code are independent endeavor and freedom of association,
enterprise and competition for the benefit of Nigerian economy and quality of life. to further
these principles the guiding objectives of this code are

(a) To promote world best practice in all stages of building project procurement delivery.
(b) To set standards of acceptable behavior in the industry via a code of commercial ethics
(c) To adhere to government codes and guidelines applicable to the industry.
(d) To comply with both the spirit and the letter of the law
(e) To conduct equitable complaint and disciplinary procedures.
(f) To continue to develop the potential of the industry’s human resources
(g) To change the culture of the industry through the development of the non-adversarial
‘’patnering’’ concept and the continuous improvement and bench marking of industry
performance
(h) To actively pursue the continued reform of the industry to prevent a recurrence of past
undesirable practices
(i) To develop a culture which stimulates free and open competition between all parties to an
open industry project.

The code’s overriding philosophy is that certain types of commercial behavior are
unacceptable and those who choose to participate in them have no place in the industry. All
who gain their livelihood from the industry have no duty to ensure that this code operates
effectively.

2.5 BUILDING PERMIT

Building permits are required by the code. There exist a penalty for starting work before a
permit is issued, an important fact is that starting a building or any development without a permit
is a violation of the law. The building department may issue a stop order or discontinue use of
the building and vacate the premises. The permit is an authorization to begin work. It also serves
as a public notice. Plan checklist, a statistical record an inspection record and a statistical record,
an inspection record and a receipt. It provides general information to the permitted (the person or
company receiving permit) and the public. Although the building plans may be destroyed after
sometime, the permit form is usually kept on file indefinitely.
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 The Building Permit Application shall provide basic information about the applicant, the
project etc. typically, the Building Permit Application has space to write in information such as:
i. Job Address
ii. Owner’s name, address, and telephone number
iii. Contractor’s name, address and active state license number (if any)
iv. Architect’s or Engineer’s name, address.
v. Legal description of the job including type of construction, floor area, and number of
stories.
A plot plan showing all the buildings and the setbacks from the street.
- Occupancy classification
- Zone
- Fire district
- Estimated value of the work
The applicant or qualifying agent must be the entity or person responsible for the entire
project and providing direct, onsite management of the work they performing. Sets of
construction plans and specifications must be duely signed and stamped by the appropriate
professionals. The permit process is a means of enforcing the building code to provide better
construction and greater safety to the public.

3.0 FEDERAL REPUBLIC OF NIGERIA NATIONAL BUILDING CODE

The need to evolve a National Building Code for Nigeria arose from the following
existing conditions of our cities and environment
i. The absence of planning of our towns and cities.
ii. Incessant collapse of building, fire infernos built environment abuses and other disasters.
iii. Dearth of referenced design standards for professionals.
iv. Use of non-professional and quacks.
v. Use of untested product and materials
vi. Lack of maintenance culture.
In view of the above, the national Council of Housing and Urban Development tiredly
worked with the relevant construction professionals and other stakeholders in construction
industry to painstakingly structure this first structure this first Building Code for the country.
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3.1 A BRIEF SUMMARY OF THE NATIONAL BUILDING CODE AS TRUCTURED
FOR EASY OF REFERENCE FOR THE USER
The National building Code consists of FOUR Parts containing a total of 15 Section
detailed as follows:
PART 1: Administration consisting of three
Sections
Section 1: - Citations and Commencement
Section 2: - Interpretations, Definitions and Abbreviations
Section 3: - The Establishment of a Building Code Advisory
Committee.
PART II: Technical (Professional) this part consists of 9 Sections
Section 4: - Building Design Classifications
Section 5: - Building Construction Classifications.

PRE-DESIGN STAGE
Section 6: - Environmental and General Building Requirements.

DESIGN STAGE:
Section 7: - Architectural Drawing Requirements
Section 8: - Civil/Structural Technical Design Requirements
Section 9: - Services Engineering Design Requirements

CONSTRUCTION STAGE
Section 10: - Building Materials and Components Requirements
Section 11: - Building Construction Requirements

PART III Enforcement

Section 12: - Control of Building Works

PART IV: Schedules and References

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Sections 14: - Referenced Standard
Section 15: - Compliance Forms

3.2 UTILIZING THE NATIONAL BUILDING CODE FOR THE PRACTICE OF

BUILDING PROFESSION
3.2.1 Builder
A builder is a person who has received appropriate academic training in the science,
technology and management building as well as sufficient hand-on experience, and is statutorily
registered by the Council of Registered Builders of Nigeria (CORBON)

3.2.2 Professional
A professional is a disciplined group of individual who are experts in the specialized
knowledge and mechanics of the field in which they practice. They are expected to behaved and
practice beyond their own personal moral obligation. It has its own professional ethics and code
of conduct and licensure status.

3.2.3 The Practice of Professional of Building

The core practice of the building profession is the Building Production Management
which encompasses the provision of services in the areas of Build ability and Maintainability
Analysis of design, the production Documents includes:
i. Construction Methodology
ii. Construction planning
iii. Project Quality Management Plan
iv. Project Health and Safety Plan
v. Information Requirement Schedule
vi. Early Warning system Chart for the management of production (physical construction)
and maintenance processes and Building Surveying. If you are a Builder, you must surely be
confronted with Building Code problems. An inspector might hold up your job or delay a permit
until; some minor discrepancy is handled just the way the code requires. It is true you know how
to build property and don’t need a government agency telling you now. But the Building
Department of the Development Control and probably the owner or architect that set your project
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in motion, regard the Code as a good defense against poor practice that might otherwise plague
generations of occupants of the building you erect.
Every construction contract you sign assumes that you will build according to the Code.
You aren’t going to get paid until what you build passed inspector. It’s no defense that your
estimate did not include must of inspector demands; you are know the
Code and build every projects accordingly. As a builder, you need to know enough of the Code
itself to sort out, the final details. The Code is a very well researched and highly persuasive
document.
No matter now carefully you build and how knowledgeable you are about the Code you
are not going to win very many direct confrontations with a building department of the
development control (Code Enforcement Division/Section/Unit). But there’s a lot you can do to
get them to see your side of the argument. First, understand that the Code Enforcement
Division/Section/Unit holds all the best card. They can make any builder’s life very unpleasant
and cost him a lot of money. The have the full power of government behind them and can use it
effectively to compel compliance on your part. But they would usually prefer to have your
voluntary cooperation.
The inspectors didn’t make the rules and can’t write the Code to fit your situation. He can
only enforce the Code as it’s written. An inspector can require anything the Code demands but
not on something that isn’t in the Code. If a dispute arises, have the involved. Then read those
words yourself in your copy of the Code. If those words don’t support the inspector’s position,
you are going to win point. Inspectors know they can’t enforce what the Code didn’t require.
Most a times, inspector wants your cooperation on some points that’s not too clear in the Code.
You are usually better off operating in such vague or grey areas in the Code. Code is too
valuable to waive on a whim as the main purpose of the Code make it clear that health, safety
and protecting property are the primary aims of the Code.

3.4 WHAT ARE THE ACTIONS REQUIRED OF BUILDERS BEFORE

COMMENCING A SITE?
Actions required of Builders before commencing a site execution of a building project
include:
a. Apply and obtain Building (Development Permit. (see Section 2.28, 2.39, 2.88).
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b. Elect Site Sign Board which must be well displayed read Section 13.6.1 (v). The
signboard should contain.
Project Type
Name and Address of Client
Name and Address of Contractor
Name and Address of the professionals involved in the project.
c. Should obtain the desired Contract Documents (see Section 2.32)., which must include:
 Working Drawings and Specifications prepared by registered architects and registered
engineers.
 Priced Bills of Quantities prepared by a registered Quantity Surveyor.
 Construction Programme, Project Quality Management Plan and Project Health and
safety Plan prepared by a registered builder.
 Conditions of contract ; All-risk insurance for the building works personnel and
equipment
d. Give the Code Enforcement Division/Section/Unit notice for commencement of work on
the site (Section 13.6.1).

3.5 WHAT TEST/APPROVALS ARE REQUIRED DURING THE SITE EXECUTION

OF THE BUILDING PROJECT?
Section 13.7.4 states that the permit holder shall give three (3) days notice in writing to
the Code Enforcement Division/Section/Unit, indicating the part of the Building, or structure that
would be ready for inspections in accordance with the Code.
Section 13.7.5 9(1 4) and Section 13.7.6 spelt out the inspectors that are required in the
cause of the project execution.

3.6 WHAT OTHER AREAS DID THE NATIONAL BUILDING CODE EMPOWER
THE BUILDER?
A builder should be a member of Building Code Advisory committee, Technical Sub-
Committee, and Board of Petition (Section 3.1.1, 3.1.10, 13.4).
In Section 2.21, and Section 2.24, the Code demands the preparation of Building
Condition Survey report and Building Maintenance Manual by a consortium of registered
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engineers. Also Section 2.32 mandated the production of builder’s documents which include
Construction Programme, Project Quality management Plan and Project Health and Safety Plan.
Section 13.12.4 state “The management of the execution of the building works including
the supervision of artisans and tradesmen shall be carried out by a registered builder.” Also of
interest is the professional attestations in the Compliance Forms where the builder have to attest
that he has physically managed the production process of the work and confirm that the quality
is as designed and specified in the approved documents. It will be of interest to know what the
Code called Building Works Section 2.20 BUILDING WORKS: shall mean the erection,
construction, alteration, extension, repair, demolition and removal of a building or structure and
shall include work in connection with materials change of use and /or improvement to a building.
Section 10 Building Materials and Components Requirement. A Builder should study
carefully this section of the Code for nearly all the materials he will use in any project are fully
detailed. Particular attention should be paid to:
Sub-Section 10.2.5 to 10.2.7 on Aggregate for concrete, reinforced concrete, mortar, plaster,
rendering or floor screed.
Section 10.3.4 to 10.3.9 Concrete quality
Section 10.3.11 Pre-stressed concrete
Section 10.3.12 Pre-cast concrete
Section 10.3.13 Sandcrete blocks
Section 10.3.14 Pre-cast concrete blocks
A builder should note the strength of books required for a building Section 10:3.14.4
Strength requirements: Sandcrete blocks shall possess resistance to crushing the 28day
compressive strength for a load bearing wall of two or three storey building shall not be less
than 2.00 N/mm2 – average strength of 6 blocks. The lowest strength of individual blocks should
be 1.75N/mm2. Please carefully read Section 10.3.15 on Workmanship for block walling.
Section 10.5.3 Reinforcements: Take particular attention to the preferred nominal sizes of
rods as detailed in Section 10.5.3.5, no where did the code mention 11mm, 14mm etc.
All other materials treated by this Code must be studied and understood so that using
them appropriately, you will obtain the desired quality built into the design and specifications of
the project.

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 Section 11: Building Construction Requirements:- This section is to become as the
builder’s bible.
Section 11.4 States that the provisions of section 10 of this Code shall apply to this sub-
section.
Section 11.5 Post Construction Requirements the provision of Section 12 of the Code
shall apply to this sub-section.
Sections 11.6.1.1 through Section11:6.1.6.3 must be very will digested. It is incumbent
on the builder to now all other laws and regulations government the protection of the public or
workers from health or other hazards such as factory Acts. The Construction (Working Places)
Regulation etc.
Section 13.7 Inspection.
a. All construction or works for which an approval is required shall be subjected to
inspection by the Code Enforcement Division/Section/Unit.
* to verify that the structure is located in accordance with approved plan.
* To ensure that excavations for footings and foundation works are according to
dissensions both in depth width etc. whether timbering to trenches is required, the
treatment givens to the ground, thickness of blinding concrete, the reinforcement placing,
the quality of the concrete for foundation, sizes of foundation walls, how the backfilling
is compacted and rammed, materials used for the filling and hardcore etc.
b. It shall be the duty of the person carrying out the work authorized by a permit to notify
the Code Enforcement Division/Section/Unit that such work is ready for inspection.
c. Every request must be filed at least one working day before inspection is desired.
d. You must provide access to or means for property section of such works.
e. Work requiring a building permit shall not be commenced until the permit holder or his
agent have posted an Inspection Record Card to allow Code Enforcement Division/
Section/Unit to make entries. The card must be maintained until Certificate of Use and
habitation has been issued.
f. The permit holder shall give 3 days notice in writing to Code Enforcement
Division/Section/Unit does not inspect or cause to be inspected the works indicated in the
notice within days, the work shall proceed as if such inspection had been done.
g. Building Element that require inspection are:
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 * Reinforcing steel or structural framework of any building
* Foundation excavation for footing and any required steel in place.
* Concrete slab
* Finishes
* Final inspection
Section 15 – Compliance Forms: The Compliance Forms are or joint supervision of the
construction. The Builder is the first person to sign each of the forms. The implication of these
forms to the Builder is that he has immense responsibility to ensure that the quality of the
building project is as designed.
Carefully study these compliance forms and see what each demands from you at each
stage of the project.
The FORMS includes:
- Setting out Compliance Form
- Foundation/Basement Compliance Form
- Roofing and closing compliance form
- Superstructure Compliance Form
- Mechanical Installation Compliance Form
- Electrical Installation Compliance Form
- Finished Compliance Form

3.7 Conclusions
The Builder is the expediter of the entire building construction project. One of the
greatest pieces of expertise that a builder can bring to an individual project is his wide field-
oriented experience. That experience can be directly utilized by the design professional, who, for
one reason or another, may not have similar experience either in scope or in specifics. The
builder becomes the eyes and the ears not only of the owners, but in many instances of the design
professional also. The contractual obligation of the design professional is often to perform
‘period on-site observation’ and is not in the realm of a constant on-site presence. The purview
of the builder, however, is that constant continual on-site presence. Here he or she can get and
should be fully aware of every detail of the job and can, infact, be the eyes of the Code
Enforcement Officials to some degree. Basically, the builder is a participant in the code
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enforcement and administration on any project. The builder is responsible for the inspection of
his or her own work to ensure that it is ready for inspection of his or her own work to ensure that
it is ready for inspection before the inspection is requested. The builder, besides being a prime
player in the programme of code compliance. Almost without exception, projects designed by
design professionals that use specifications as part of the contract documents will have
provisions providing for code –abiding work by the builder. The builder shall comply with all the
laws, ordinances, rules and regulations bearing on the project. If he observes that the drawings
and/or specifications are at variance therewith, he shall promptly notify the owner in writing for
ratification.
It is a true saying that the design professional is responsible for the overall concept of the
project, but usually will not portray either in the drawings or in the specification every item,
detail, and connection that is required. The design professional will (and must) rely on the
general knowledge, competence, and training of the builder.
There is no question that any violations of the code must be corrected; every builder
knows that. He or she also knows that the correction of that work is vital to his or her overall
well-being. In today’s litigative society no builder should put his or her reputation and financial
status on the line by not ensuring that all work is code abiding. Something that was overlooked
during the plans review is not something that should be ignored by the builder. It should be taken
care of and done properly in the actual construction.
Builders to whom much is given much is desired. Tie up your loins and brace up with,
desired. Tie up your loins and brace up with, the challenges which the National Building Code
has placed on you.
The Nigerian Institute of Building (NIOB) and the Council of Registered Builders of
Nigeria (CORBON) strongly appeal to the State Governments to enact the State Physically
Planning Law that will be in tune with the National Building Code so that the entire States will
benefits from the provision of this all important document.

4.0 NATIONAL BUILDING CODE

The need to evolve a National Building Code arose from the following existing conditions of the
cities and the built environment:
(a) Planlessness of our towns and cities;
(b) Incessant collapse of buildings, fire infernos, built environment abuses and other disasters;

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(c) Dearth of referenced design standards for professionals;
(d) Use of non-professionals;
(e) Use of untested products and materials;
(f) Lack of adequate regulations and sanctions against offenders.

In view of the above, the National Council on Housing and Urban Development deemed it
necessary to initiate the process of evolving a National Building Code with a view to proffer a
lasting solution to the hazardous trends in the building construction industry.
Bearing in mind that the draft document approved for the review is based essentially on foreign
codes - some of which may not have direct relevance to our environment, another salient
objective of the exercise is to encourage Professionals in the building industry to produce the
most appropriate Code suited to our environment for subsequent use and application.

The aim of this Code is to set minimum standards on Building Pre-design, designs, construction
and post-construction stages with a view to ensuring quality, safety and proficiency in the
building Industry.
Scope: The provisions of this Code shall, subject to its adoption by the states, apply to and
control all matters concerning the design and specification, costing, construction, alteration,
addition to, moving, demolition, location, repair and use of any building or structure, for existing
or proposed building works within the Federal Republic of Nigeria.
The standards specified in this Code shall constitute the minimum requirement from which other
regulations may be derived.

4.1 BUILDING DESIGN AND CLASSIFICATIONS

Section 4.1.1-The provision of the Part shall establish the classification of all buildings and
structures as to use group
Section 4.1.2-The provisions of this Part shall not be deemed to nullify any provisions of the
relevant Urban and Regional planning Law or any other statute of the jurisdiction pertaining to
the location or use of buildings.
4.1.1 CLASSIFICATION - Section 4.1.2- Every building or structure whether existing or
hereafter erected shall be as classified in this code according to its use or character of its
occupancy into one of the Use groups listed below.
i. Use Group A- Assembly
ii. Use Group B - Business and Professional
iii. Use Group C – Education
iv. Use Group D – Factory and Industries
v. Use Group E – High Hazard

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 vi. Use Group F – Institutional
vii. Use Group G - Marcantile
viii. Use Group H - Residential
ix. Use Group I - Storage
x. Use Group J – Mixed Use and Occupancy
xi. Use Group K – Doudtful Use Classification
xii. Use Group L – Utility and Miscellaneous

4.2 BUILDING REGULATIONS

Building Regulations serve as a national regulatory measure for development and are applicable
as far as practicable to all parts of the country. However, any part of the country could be
permitted to have its own bye-laws provided the national objectives of the Regulations are met.

The provision of any physical infrastructure like buildings consists of conception, planning,
design, construction and maintenance. At these various stages, there is no doubt that the roles of
government, professionals and the general public involved in the provision of this very essential
need of man are complimentary. While the government must enact laws and make necessary
regulations to guide those who want to build, the professionals in the construction industry must
ensure, on the other hand, that the implementation of such laws achieve the desired technical,
political, social and economic results. Since government regulatory controls are imposed on
infrastructural facilities to ensure that they are located, designed, constructed and maintained in a
way which is conducive to good health, safety and welfare, of the citizen of a nation,
professionals therefore, are expected to highlight any gap or loop-holes in the relevant laws with
a view to calling attention to necessary reforms. The present situation whereby the three arms of
Nigerian government waits until we have building failures in the form of defects and even
collapse before reforms or implementing an existing law leaves much to be desired.

Developed nations all over the world have laws for regulating and controlling physical structures
in their respective countries. The developing nations of the Far East and the pacific are also not
left out. Some of the things that the countries have in common are well-planned built
environment, healthy citizenry, secured and conducive environment to live, work and socialize
in. hence, one could say that laws for regulating and controlling the planning, design,
construction, use and maintenance of buildings are very important in every country in order to
secure the health, safety, welfare and convenience of her citizenry. Nigeria is in the developing
list, therefore, she should not be left out in having a well-planned built environment. During the
colonial era, Nigeria used British laws in regulating the built environment. Since independence,
some of the enabling Acts under which the building Bye-laws were set up have been repealed

18
4.3 DEVELOPMENT OF BUILDING REGULATION IN BRITAIN
The establishment of building control legislation came with the Industrial Revolution in the
nineteenth century. In Britain, by 1830, the urban work force far outnumbered the agricultural
work force in the rural areas. Housing was needed for
the large numbers of people that flocked to the new industrial towns to look for work in the
factories. Houses were quickly erected and cramped into any available land in and around the
towns. The results were badly planned houses, which were built without standards of health and
safety and without the necessary amenities.
These problems and the outbreak of diseases that resulted, led to the first Public Health Act of
1845. In 1847, the first model building bye-laws were produced as a guide for local authorities.
However, these bye-laws applied only to new streets and buildings. In 1936, new legislation was
enacted to cover both the old and new buildings and requiring all local authorities to make and
enforce building bye-laws. The central government only gave guidance to the local authorities
that had the direct responsibility for building standards
In 1961, a new Public Health Act was introduced providing for the preparation of national
Building Regulation for England and Wales. The preparation of these building regulations was
completed in 1965 and it came into operation on 1st February 1966. By 1972, seven amendments
had been made to the regulations and the 1972 edition was released. In 1976, a new release of the
regulations was made with three more amendments.

The power to make building regulations is vested on the Secretary of State for the Environment
by sections 1 of the Building Act of 1984. The building regulations were revised again with the
release of the 1985 edition. They were subsequently revised and the 1991 set came into operation
in 1992. The 1991 Building Regulations are very short and contain no technical details. The
technical details are contained in a series of fourteen Approved Documents and non-statutory
documents such as the British Standards and Codes of Practice.

From this historical summary, it can be seen that the development of building regulations in
Britain spanned a period of over a century with numerous amendments being made over the
years. The various revisions came with development in science, technology and planning.
Building regulations are not static, they must respond to changes in science, socio economic,
political and technology.

4.4 BUILDING REGULATIONS AND OTHER STATUTORY PROVISIONS

Confusion sometimes arises as to what constitutes the Building Regulations and what makes it
different from other statutory provisions like the Building Codes and Town and Country
Planning Regulations. Essentially, the Building Regulations are a legal document that consists of
separate regulations and other statutory controls relating to buildings. They are a conglomerate of
various codes, bye-laws, statues, decree and edicts which are made to control building activities.
19
Thus, a comprehensive Building Regulations will include Building Codes, Town and Country
Planning Laws, Health and Safety Act, Environmental Protection Edict and other Allied statutory
provisions.

Therefore, Building Regulations can be defined as a comprehensive set of rules that provide a
detailed system of quality control for all stages of building works. In Britain, over fifty (50)
general statues were embedded in Building Regulations, which contained provisions affecting
the construction of Building.

4.5 EXAMPLES OF STATUTORY PROVISIONS FOR DEVELOPMENT PURPOSE

IN NIGERIA
1. Town and Country Planning Regulations that are meant to control development in every
respect. These vary from one state to another and from one local government to another,
2. Building Plans and Regulations of the Federal Housing Authority which sets procedure to be
followed as application for approval for Building Plans within the authority’s jurisdiction.
3. Environmental Sanitation Law at both Federal and State levels down to the Local Government
level.
4. The National Building Code approved in 2006 by the Federal Government of Nigeria which
spells out the responsibilities of each professionals in the built environment.
5. The National Fire Safety Code whose purpose is to make provision for safety and protection
of life and properties and to satisfy fire prevention and fire fighting requirements of the nation.

DEFINITIONS:

4.5.1 Building Regulations

Building Regulation is a statutory instrument, which sets out minimum requirements for the
design, construction and maintenance of buildings. It was prepared in accordance with the
Building Act, which represent laws that relate specifically to the control of the design,
construction and maintenance of buildings in England and Wales. The government department
saddled with the responsibility of implementing the Building Regulations is the BUILDING
CONTROL OFFICE and the officials are known and called Building control officers. These are
the reasons among other things why building regulations are referred to as Building Control
laws. While the officials in the building control office are architects, builders and engineers, the
officers in the inspectorate Unit are mostly builders who have specialized in building control.

The Building regulations are made for the following broad purposes:

a) Securing the health, safety, welfare and convenience of people in or around buildings and of
others who may be affected by buildings or materials connected with buildings,
b) Furthering the conservation of fuel and power used in buildings,
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c) Preventing waste, undue consumption, and misuse or contamination of water in buildings

Although the Building regulations is a statutory document, it refers to other non-statutory

documents such as British Standards (BS) and Codes of Practice (CP), with the objective of
making the building control system in England and Wales more flexible and easier to use. The
regulations are supported by approved documents with practical guidance.

The Building regulations include provision for the deposit of drawings of proposed buildings for
building permit as well as executed works. An example of executed work is where work has
been done without the deposit of drawings or there has been a departure from the approved
drawings. Board powers are given in the building regulations about site inspection and testing of
work, and the taking of samples and given notices to Building Control Officers during the
construction phase of buildings. Where a local authority Act or Building Bye-laws is in force,
it’s provisions must also be compiled with, and the regulations make it clear that local
enactments must be taken into consideration in building development process.

4.5.2 Building Bye-Laws

These are building regulations, which relate to a local authority or local government area of the
country on some specific issues, which are unique to that area. They are laws enacted by the
local governments.

4.5.3 Building Codes of Practice (CP)

Codes of practice as it is called in the UK, gives recommendation for good practice. Codes of
practice in the field building gives recommendations for good practice in relation to design,
manufacture, construction, installation and maintenance of buildings and building materials with
the main objectives of safety, quality, economy and fitness for the intended purpose. Each Code
of Practice number is prefixed, CP. They are non-statutory unless specifically referred to in the
building regulations.

4.5.4 Standard Building Code

The purpose of Standard of Building codes in the U.S.A is to provide minimum requirements to
safeguard life, health and public welfare and the protection of property as it relates to these
safeguards by regulating and controlling the design, construction, alteration, repair, equipment,
use and occupancy, location, maintenance, removal and demolition of all buildings and
structures and appurtenances thereto.

The Standard Building Code is dedicated to the development of better building construction and
greater safety to the public and uniformity in building laws; to the granting of full justice to all
building materials on a fair basis of the true merits of each materials; and the development on a
sound economic basis for the future growth of U.S.A through unbiased and equitable dealing in
building construction. The U.S.A Standard Building codes are established under the police of
each state to protect the health, welfare and safety of communities.
21
Standard Building Codes requirements are the minimum needed for public protection, and the
design and the construction of buildings must satisfy the requirement. The STANDARD
BUILDING CODE 1976 edition published in U.S by Southern Building Code Congress
International, Incorporated has 29 chapters.
4.5.4.1 Sub-section 102.1 of the U.S.A Standard Building Code (1976) states:
a) “There is hereby established a department to be called the ‘Building Department’, and the
person in charge thereof shall be known as the Building Official”.

b) “The Building Official shall have had at least ten (10) years’ experience or equivalent, as an
architect, engineer, building inspector, building contractor, or superintendent of building
construction, or any combination of these for five years of which he should have been in
responsible charge of work……….”

IV.5.4.2 Sub-section 102.2 of the same Codes states:

A person shall not be appointed as inspector of construction who has not had at least five years’
experience as a building inspector, builder, engineer, architect, or as a superintendent, foreman or
competent mechanic in charge of construction.

4.5.4.3 Sub-section 106.2 of the Codes states:

“It shall be the duty of every contractor or builder, who shall make contracts for the erection or
construction or repair of buildings for which a permit is required, and every contractor or builder
making such contracts and subletting the same, or any part thereof, to pay a license tax as
provided in the general license ordinance, and to register his name in a book provided for that
purpose with the Building Official, giving full name, residence and place of business, and in case
of removal from one place to another to have made correspondence change in the said register
accordingly; and it shall be the further duty of every such person to give good and sufficient
bond in a sum prescribed and as required by the administrative authority and approved by the
Department of Law, conditioned to conform to the building regulations, the regulations of this
section, and other ordinances or laws of the applicable governing body in reference to building”

NOTE: This sub-section makes the registration of contractors or builders with the Building
Department mandatory before they can commence the construction of building that required the
approval of the Building Official.
4.6 THE SITUATION IN NIGERIA

4.6.1 Building Bye-Laws

Although there were Building Bye-laws in the three regions in Nigeria before independence, as
at October 2003, Nigeria does not have a National Building Code. The pre-independence

22
building bye-laws have not been revised since Nigeria became an independent nation. Also, in
many states of the federation, there has not been any strict enforcement of building regulations.

Among the few building bye-laws in the country, that of Lagos City Council is the most
comprehensive. This may be due to the fact that Lagos was the capital of Nigeria until 1994
when the capital was moved to the new city of Abuja. The document is titled “Lagos Building
Bye-laws and Regulation”. It is a 52-page document that was reviewed in 1957. It was first
produced in 1937 under the colonial government and was reviewed in 1938, 1940, 1941(2ce),
1942, 1944(2ce), 1946, 1947, 1950, 1953 and 1957. This means that while Nigeria was under
British rule, the bye-law was reviewed twelve times within a period of twenty years. But ever
since Nigeria became an independent nation, Lagos State has not reviewed the building bye-law
once. This is a reflection of government inertia. The professionals in the construction industry
are to be blamed for allowing such a situation to exist for such a long time.
Although the Lagos City Council Building Bye-laws and regulations has been repealed, it is
noteworthy to refer to some sections of the document.

4.6.2 Section 12 of the Lagos City Council Building Bye-laws and Regulations states:

Every intending builder shall before commencing any building, deliver to the engineer at his
office.
a) Complete drawings consisting of plans, elevations and sections of every part of the building
and every appurtenance thereof including drainage and ventilation regulated by these bye-laws.
Such drawings shall be made to a scale of not less than one to eight feet
b) A Building Form duly completed and signed by the intending builder and the architect, which
form shall be supplied on application at the office of the Engineer.

4.6.3 Section 14 of the Bye-laws states:

The Engineer who shall keep the register of the architects and draughtsman and subject to the
provision of paragraph (3) of this bye-laws, he shall enter therein the name and the address of
any person who shall apply to him to do so, and such a person shall, so long as his name and
address are registered, be known as a registered architect or draughtsman for the purposes of this
bye-law.

4.6.4 Section 18 of the Bye-laws states:

Every person who shall intend to extend any work to which any of these bye-laws apply, shall
first deliver to the engineer at his office three clear days’ notice in writing specifying the date on
which he intends to begin to execute such work together with the name of the builder who has
been engaged to carry out the work.

4.6.5 Section 19 (1) of the Bye-laws states:

Any builder who is engaged to carry out work in accordance with the preceding bye-laws shall
not commence to execute any work to which any of these bye-laws apply until the Engineer has
registered such builder’s name and address; and so long as the builder’s name and address are

23
so registered he shall be known for the purpose of this bye-law as a registered building
contractor.

4.6.6 Section 22 of the Bye-laws states:

No person shall let or occupy any building until the drainage thereof shall have been completed
and such building shall after examination have been certified by the Engineer to be in his opinion
in every respect fit for use.

In spite of the well-articulated control mechanism set out in the Lagos City Council Building
Bye-laws as it could be seen from the direct benefits that its implementation could bring to Lagos
State and Nigeria in general, the parent statute ‘Lagos Local Government Laws’ under which the
bye-law was enacted has been repealed. Since then, there has not been any meaningful control of
building works since independence in Lagos State and other states of the federation ever since.

The question then is “what has been the basis of all building designs, approvals and building
construction in Nigeria since these building bye-laws have been repealed”?

4.7 Town and Country Planning (Building Plan) Regulations

The control of the Physical development on land has been the responsibility of Federal and State
governments. Efforts to control development over land in some states of the Federation have
been through Town and Country Planning Edicts. In States that have it, it is given different titles.
For example, while Lagos State called it “Town and Country Planning (Building Plan)
Regulations”. Imo state called it, “Imo State Planning Authorities Building Regulations”. It
must be reiterated that rather than reviewing existing building bye-laws for building control,
State governments in Nigeria have laid emphasis on the physical development control laws
which is different from building control. The title of physical development control laws differs
from State to state, creating more confusion among the construction professionals as well as the
general public. Town and Country Planning Regulations that exist in some states in Nigeria are
ninety percent (90%) development control. Hence, the statement that there is no building control
law in the country.

The Town and Country Planning laws in some states (Development Control) have undergone
several revisions and amendments over the years. For example, that of Lagos State were
reviewed in 1986, 1990, 1994 and 1995 (10). They are quite comprehensive in content, but the
problem is with the enforcement of these laws. They are enforced by officials in the Town
Planning Offices. However, many stipulations of these laws are not always strictly adhere to. Big
time politicians, businessmen and senior military officers are able to use their political clout or
financial strength to by-pass some of the Town planning laws. The result is that there are
numerous housing developments in Lagos, which do not comply with development control as
outlined in the Lagos State Town and Country Planning (Building Plan) Regulations Edict. It is
only government that can bring a halt to this unhealthy situation. Nobody should be above the
law.

The professionals responsible for various aspects of building designs have in most cases based
their designs (Architectural and Engineering) on foreign standards and codes. The codes and
24
standards, as earlier mentioned, are often not statutory instruments. Not only that they are not
statutory instruments in their countries of origin, they were developed to meet the minimum
requirements in their parent countries. Our local requirements differ greatly from Britain. U.S.A
and other countries whose Codes and Standards our designers are using. The unacceptable effect
of using foreign Codes and Standards could be seen in our urban centers in Nigeria. How long
are we going to continue in this way?

The other aspect of the process is Approval of Drawings (often called ‘Plan Approval in
Nigeria) by government agencies such as Urban and Regional Planning Board or the Local
Planning Authorities in the states. One would like to know precisely what are the requirement
that building drawings (Architectural, Structural, Mechanical and Electrical, etc.) must comply
with before approval can be granted for building control rather than for development control.

Without much argument, one will presume that the officials in the drawing approval offices are
examining drawings in relation to requirements set out in their Town Planning Laws, which is
purely development control laws and not building control laws.
Regarding the issues of government officials responsible for examining and approving building
drawings, the following questions need to be answered:

1. Do the building drawing approving offices have all the relevant construction professionals to
do the work?
2. Are the structural engineering drawings being examined by COREN registered Structural
Engineers? Similar question apply to the mechanical and electrical drawings as the case may be.
Are Architectural drawings produced by ARCON registered Architects and examined by
registered Architects?
3. Are the drawing approving officers in possession of the foreign Codes and Standards upon
which some of the drawings are based?

A close study of the Nigerian laws relating to government control on planning, design,
construction, use and maintenance both at Federal and State levels in relation to those of Britain
and U.S.A reveals the fact that what we have on ground in Nigeria is ninety percent Town
Planning Laws (Development Control). Hence it is maintained that Nigeria has no Building
Regulations.

4.8 Construction Site Regulations

Another important Government Statutory Control mechanism required in the construction
industry is Construction Site Regulations to regulate and control health, welfare and safety on
every construction site. While building regulations take care of design, construction, use and
maintenance of buildings, construction site regulations are required to protect all construction
personnel and visitors while construction activities are in progress on site.

Health and safety should be the concern of all in the construction industry. From top
management to the craftsmen and unskilled personnel on site. The Nigerian Construction
Industry’s site safety record is not a good one. It is a pity that we do not have accurate statistics

25
of accidents that occur yearly on our construction sites. However, the affected families bear the
loss of their beloved ones.

The aims and scope of Construction Site Regulations should be to provide a comprehensive
legislative framework to promote, stimulate and encourage high standards of health and safety on
construction sites. Its ultimate aim should be to promote safety awareness and effective safety
standards on every construction site. In Britain, construction (Working Place) Regulations
involve everyone – management, the employees, the self-employed, manufacturers of plant,
equipment and materials in matters of health and safety, it also deals with the protection of the
public, where they may be affected by the activities of people at work (13).

Nigeria as nation has no comprehensive construction site regulation to control health and safety
on our sites. Although Chapter 13 of the National Building Code titled “Precautions during
Building Operation” outlines some of the health and safety issues on building sites, the
provisions of the Chapter is not comprehensive enough to be taken as a substitute for a separate
site regulation.

The time has therefore come for all the professionals in the construction industry and other
stakeholders in materials, construction Site Regulations for Nigeria. This should be done under
the auspices of the Federal Government of Nigeria through the Federal Ministry of Housing and
Urban Development. Input will be required from Federal Ministries of Works, Environment,
Health, Justice, Industry, Labour and Productivity. The proposed construction site regulations
should cover among other things, the following areas:
 Duties of Employers
 Duties of the self-employed
 Duties of employees
 Duties of Manufacturers, designers, importer and Suppliers
 Health and Safety inspectorate
 The Construction General Provisions
 The Construction Lifting Operations
 The Construction Working Places
 The Construction Health, Safety and Welfare
 The use on site of Substances Hazardous to Health

26
5.0 Code of Conduct
Ethics generally deal with the questions of moral judgement and obligations. Ethical issues are
normally contained in documents and referred to as “Code of Conduct” for certain sets of people.
Ethical issues among the various participants in the Construction Industry and in particular the
professionals have been receiving increasing attention in recent times. The state of affairs has
been brought about in part, by current events, which have gained national attention. Events such
as those listed below have demonstrated how close many professionals in the construction
Industry of most development
 Unhealthy/un-coordinated built environment,
 Design and details that cannot be economically constructed and easily maintained
 Overdesign:
 Inappropriate/inadequate specifications, and details;
 Professional indiscipline
 Usurping others’ professional roles;
 Poor workmanship;
 Over valuation
 Cost overrun;
 Abandoned projects
 Use of inappropriate materials and unprofessional construction methods;
 Incessant collapse of buildings;

Further to this, most developing countries including Nigeria appears to be at the verge of an
ethical revolution brought about by points mentioned above and the current emphasis on ethical
issues. In recent times, much search light has been thrown on the construction industry where
Committees are being set up daily by each of the three arms of government to investigate past
contracts and collapse of buildings

Ethical issues therefore exemplify the existence of different levels of acceptance of moral
responsibilities. Conventionally, each professional in the Construction Industry when faced with
moral decisions in the discharge of his professional duties, will be seen as a moral agent Those
affected by his actions will be called the moral Community. At one level, the Community is a
professional in the Construction Industry and his immediate family. At another level, the
Community consist of clients engaging the services of construction professionals; this is larger 3

27
than the former and commanding a different form of allegiance. A third example is the national
community with its complex interrelationships.

From the above discussions, it could be deduced that for discipline, professionalism,
accountability and probity, each professional body in the Construction Industry of developing
nations should develop and strictly implement a mandatory Code of Conduct for her members.
For example, the Codes of ethics for builders in Nigeria is contained in the Nigerian Institute of
Building publication titled “CODE OF CONDUCT FOR PROFESSIONAL BUILDERS”.
The Code of Conduct for Professional Builders consists of eight clauses. They are, General rules,
activities of members involved in consultancy services, expectation from members involved in
contracting, use of distinguishing letters and description, use of Institute Logo and Boards, Use
of Council of Registered Builders of Nigeria (CORBON) stamp and seal, Continuing
Professional Development, and mode of advertising the services of members (14). It is
mandatory that professional builders observe these in their relevant practices.
6.0. MEANING AND COMPOSITION OF CONTRACT DOCUMENTS IN THE
BUILDING CODE
According to the national Building Code, contract documents shall mean and include
contract drawings and specifications prepared by registered engineers; priced Bills of Quantities
prepared by a registered Quantity Surveyor; Construction programme, Project Quality
Management Plan, Project Health and Safety Plan prepared by a Registered Builder; conditions
of contract; and all-risk insurance for the building works, personnel and equipment.
The contract document provides sufficient information that enable s the completion of
contract works to meet service delivery requirements. In preparing the contract documents, the
design team’s challenges is to efficiently produce documents that effectively communicate the
design intent to the construction professional so that the following will be achieved :
* Propose accurate and competitive bid
* Prepare detailed and descriptive submittals for approval
* Construct the building, all with a minimum of questions, revisions and changes.
The documents that make up the contract document are:
1. Conditions of Contract:- This document defines the legal rights and obligations, or the
rules by which each party must comply. The general conditions of contract contain those
contract provisions applicable to most construction contracts written by the owner. The
special conditions contain any additional provisions applicable to the specific project.
The federal government also utilizes standard contract documents. The use of such
28
 standard contracts form will minimize the amount of legal review that the contractor must
perform before signing a contract. Even if the contractor is familiar with standard
contract forms being used, care must be taken to fully evaluate all special conditions as
well as the plans and specification. Conditions of contract have 35 clauses in building
code.
2. Bill of Quantity:- This consists of a list of materials, parts and labour and their costs that
are included in the contract. The bill of quantity is helpful in valuing variations and
assists in the preparation of progress claims. It is prepared by qualified QS.

6.1 Ways of Loading Cost

Front Loading: When cost is added to the element in beginning of the bill.
End Loading : When cost is added to the element towards the end of the bill.
3. Specification: This sets out the technical requirements of the projects work. It
describes the project and requirements for materials and workmanship. Building
cannot be constructed from drawings alone because there is a great deal of information
that cannot be included in the drawings. For instance, the drawings will give the locations
of columns, their dimensions, and the material used (such as reinforced concrete), but the
quality of materials, their properties (the strength of concrete for example), and the test
methods required to confirm compliance cannot be furnished on the drawings. This
information called specifications, is included in the document. Specifications are written
technical descriptions of the design intent, whereas the drawings provide the graphic
description Specification add clarity to the construction drawings and must be used
together. An item needs not to be shown on both the plans and specifications to be
required. Frequently, the item may be identified on only one of the plans. However, when
the provisions of the plans and specification conflict, the General Conditions of contract
generally provide that the requirements of the specifications will govern. In the absence
of such a provision, the courts have commonly held that the requirement of the
specification will govern. The two basic ways in which the requirements for a particular
operation may be specified are by met a specification or by performance specification. A
method specification states the precise equipment and procedure to be used in performing
a construction operation. A performance (or result or end-result) specification, on the
29
 other hand, specifies only the result to achieve and leaves to the contractor the choice of
the equipment and method. It supersedes the working drawing

4. Articles of Agreement: This describes the work to be performed, the required

completion time, contract sum, provisions for progress payments and final payment, and
lists the other documents making up the complete contract.
5. Construction drawings: The construction drawings comprise the architectural
drawings, civil and structural drawings, Mechanical, Electrical and Plumbing
construction drawings, and landscape drawings. Construction drawings are dimensioned
drawings (usually computer generated) that fully delineate the building. They consist of
floor plans, elevations, sections, and various large-scale details. I he details depict a
small portion of the building that cannot be adequately described on smaller-scale plans,
elevations, or sections.

Construction drawings are the drawings that the contractor uses to construct the building.
Therefore, they must indicate the geometry, layout, dimensions, type of materials, details of
assembling the components, colors and textures, and so on. Construction drawings are generally
two-dimensional drawings, but three-dimensional isometrics are sometimes used for complex
details. Construction drawings are also used by the contractor to prepare a detailed cost
estimate of the estimate of the project at the time of bidding. Construction drawings are not a
sequence of assembly instructions, such as for a bicycle. Instead, they indicate what every
component is and where it will be located when the building is completed.
The essence of preparing contract document is to
1. Propose accurate and competitive bid
2. Help to prepare detailed and descriptive submittals.
3. Help to minimize revision of works.
4. Unnecessary question will be minimizing.

30
 Assignment
1. Write a short note on shop drawing. How is it different from construction drawings?
2. Write short notes on the following-
i. Construction programme: it is list of all activities of the project from the
inception to the finish
ii. Project quality management plan
iii. Project health and safety plan

7.0 VENTILATION AND MEANS OF VENTILATION

According to the National Building Code, ventilation shall mean the natural or
mechanical process of supplying conditioned or unconditioned air to, or removing stale or foul
air from any space.

Natural ventilation (Section 6.2.4)

 General requirement: Natural ventilation of an occupied space shall be through
windows, doors, louvers or other natural openings to the outdoor air.
 Ventilation area required: The minimum operable area to the outdoors shall be 4 per
cent of the floor area being ventilated.
 Ventilation of Adjoining spaces: Where rooms and spaces without openings to the
outdoors are ventilated through an adjoining room, the unobstructed opening to the
adjoining rooms shall be at least 8 per cent of the floor area of interior room or space but
not less than 2.4m2. The ventilation openings to the outdoors shall be based on the total
floor area been ventilated.
 Openings below grade: Openings below grade shall be acceptable for natural
ventilation provided the outside horizontal clear space measured perpendicular to the
opening is one and one-half times the depth below the average adjoining grade. The
building on top of the basement must be 11½ basement, e.g. 3m-4.5.
 Contaminants exhausted: Contaminants in the breathing atmosphere shall be
exhausted to the outdoor air in accordance with a mechanical code listed in the Schedule.
 Openings on yards or courts: Natural ventilation shall be provided by openings onto
yards or courts.
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 Note: Mechanical Compliance Schedule
Buildings containing certain safety and essential systems, known as specified
systems, require a compliance schedule. These specified systems ensure a
building is safe and healthy for members of the public to enter, occupy or work
in. Under the Building Act 2004, all buildings other than single residential
buildings require a compliance schedule.

Mechanical Ventilation (Section 6.2.5)

General: Mechanical ventilation shall conform to the requirements of the mechanical
code listed in the schedule.

Room dimensions
Ceiling heights: Habitable (spaces) rooms, other than kitchens, storage rooms and
laundry rooms shall have a ceiling height of not less than 2.4m. Hallways, corridors, bathrooms,
toilet rooms, kitchens and habitable basements for use as a recreation room only shall have a
ceiling height of not less than 2.2m measured to the lowest projection from the ceiling.
Exception: In buildings of Use Group H-3, the maximum projection below the required
ceiling height of beams and girders spaced not less than 1.2m on center shall be 15cm.
a. Use Group A, B, C and G: A clear height from finished floor to ceiling or lowest
projection of not less than 2.4m shall be provided all exit access and occupy able rooms
of structures of Use Group A, B,C and G.
b. Sloping ceilings: If any room in a building has a sloping ceiling, the prescribed ceiling
height for the room is required in only one-half the area thereof. In no case should
portion of a habitable space, have a ceiling height of less than 1.5m.
c. Dropped ceiling: If any room has a dropped ceiling. the prescribed ceiling height is
required in two-thirds of the area thereof, but the height of the dropped portion of the
ceiling shall not be less than 2.2m.
Floor area: Every dwelling unit shall have a, leas, one room which shall have not less than
14m2 of floor area. Other habitable rooms except kitchens shall have an area of not less than
10.8m2.
Width: A habitable room other than a kitchen shall no. be less than 3.0m in any dimension.
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 Ventilation of special spaces
Crawl spaces and Enclosed Rafters (Study at your leisure)

7.1 WATER SUPPLY, DRAINAGE AND WASTE DISPOSAL REQUIREMENT

Sewer and Water Supply Data (Section 9.1)
Public sewer: Plans for new plumbing systems or alterations to existing plumbing systems shall
be accompanied by a diagram showing the relative elevation of the lowest fixture and the top of
the public sewer referred to in the established datum of the jurisdiction when such public sewer
is available. The plans shall show the size, number and location of all new sewer connections.
 Public water mains: When the installation of a water distribution system or the
replacement or alteration of an existing water supply system is contemplated, the
plumbing plans shall show the location and size of ail the water fines and branches
involved, the fixtures, or other devices to be supplied, and (he minimum water pressure
in the main in front of the building or structure.
 Identical structures: Where the same set of plumbing or water supply piping plans and
specifications are used for two or more buildings or structures which are similar and are

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PRACTICE QUESTIONS
Question One
Explain the importance of the following building regulations
(i) Construction site regulation
(ii) Town and country Planning regulation
(iii) Standard building code
(iv) code of conduct
Question Two
Describe the application of the following Building Bye-laws
(i) Sub-section 106.2 of the building code
(ii) Section 22 of the Byelaws
(iii) Section 12 of the Lagos City Council Building Bye-laws and Regulations
(iv) Section 19 (1) of the Bye-laws
Question Three
Describe the rules and the responsibilities of the following professional bodies in details stating
their interrelationship and responsibilities as specified in the construction codes and regulations
(i) Architecture
(ii) Builders
(iii) Quantity Surveyor
(iv) Estate Surveyor and Valuers
(v) Land Surveyor

Question four
(a) Identify six areas of professional practice open to a builder in construction industry
(b) State the primary function that sets a builder apart from the other professionals in the
construction industry

Question five
(a) Discuss the requirements for water supply to buildings under the following headings;
(i) Private water supply
(ii) Required capacity
(iii) Cross-connected supply
(iv) Process water
(b) In what way, can sufficient information that enables the completion of contract works to meet
service delivery requirements be obtained? Discuss four (4) of these pieces information?
Question six
(a) Define ventilation as stated in in the building code?

34
 (b) Discuss the requirements for providing natural ventilation to buildings under the following
headings
(i) General Requirement
(ii) Ventilation area required
(iii) Adjoining spaces
(iv) Opening below grade
(c) Briefly describe the requirements for ventilation of building through mechanical means under the
following headings
(i) Ceiling height
(ii) Sloping ceiling
(iii) Dropped ceiling
Question seven
(a) What is National Building Code and enumerate code philosophies?
(b) List the parts and sections contained in the National Building Code
QUESTION eight
(a) What are the benefits of National Building Codes?
(b) What is building/development permit?
(c) What are the production documents to be prepared by Builders as enshrined in the National
Building Code?
QUESTION nine
(a) What do you understand by moral principles and values
(b) What do you understand by the term Ethics
(c) The code’s overriding philosophy is that certain types of commercial behavior are unacceptable
and those who choose to participate in them have no place in the industry. All who gain their
livelihood from the industry have no duty to ensure that this code operates effectively. What are
the principles and objectives guiding this codes and ethics
QUESTION ten
(a) State and discuss Building Design and classification as described in section 4.1.1-and section
4.1.2 of the construction code and regulations
(b) The first professional builder of recorded history was Imhotep, the Grand vizier to king-
Zoser of Egypt who built the stepped pyramid at Saqqara, Egypt about 2750BC. Ever
since, more and more individuals have tuned professional, being masters in the trade,
constituting themselves into a Guild during the Middle ages. The main purpose of the
guild was to protect ingenuous artisanship, they regulated the trade with respect to issues
such as apprenticeship, wages and prices. Describe the Code of Hammurabi 2200BC)
35
1. (a) What is National Building Code and enumerate code philosophies?
(b) List the parts and sections contained in the National Building Code
(c) What are the benefits of National Building Codes?
(d) What is building/development permit?

2. Explain the importance of the following Construction codes and regulations

(v) Construction site regulation
(vi) Town and country Planning regulation
(vii) Standard building code
(viii) Code of conduct
3. Describe the application of the following Building Bye-laws
i. Sub-section 106.2 of the building code

ii. Section 22 of the Byelaws

iii. Section 12 of the Lagos City Council Building Bye-laws and Regulations
iv. Section 19 (1) of the Bye-laws

4 (a) What do you understand by moral principles and values

(b) What do you understand by the term Ethics
(c) The code’s overriding philosophy is that certain types of commercial behavior are
unacceptable and those who choose to participate in them have no place in the
industry. All who gain their livelihood from the industry have no duty to ensure that
this code operates effectively. What are the principles and objectives guiding this
codes and ethics

5 (a) State and discuss Building Design and classification as described in section 4.1.1-and
Section 4.1.2 of the construction code and regulations
(b) The first professional builder of recorded history was Imhotep, the Grand vizier to
king-Zoser of Egypt who built the stepped pyramid at Saqqara, Egypt about 2750BC.
Ever since, more and more individuals have tuned professional, being masters in the
trade, constituting themselves into a Guild during the middle ages. The main purpose
of the guild was to protect ingenuous artisanship, they regulated the trade with respect
to issues such as apprenticeship, wages and prices. Describe the Code of Hammurabi.

36