All about the National Building

Code and guidelines for

residential buildings
The National Building Code (NBC) is a standardised set of rules to be followed by
authorities and construction firms, to provide a healthy and safe living experience for all
residents

Table of Contents [hide]
 NBC guidelines related to kitchens
 NBC guidelines related to bathrooms
 NBC guidelines related to lofts
 NBC guidelines related to basements
 NBC guidelines related to garages
 Guidelines related to building sites
 Guidelines related to building exits
 Capacity of exits in different types of buildings
 Guidelines for staircases in residential buildings
 Guidelines for stairways in residential structures
 Guidelines on open areas in residential structures
 FAQs

The National Building Code (NBC) is a document that provides guidelines for
construction of structures – residential, mercantile, institutional, educational,
commercial, assembly, storage spaces or even hazardous buildings. It is important
to follow these guidelines that are meant to protect the overall health of the
construction and ensure the health and safety of the public and the residents. In this
article, we are going to talk about the NBC guidelines for residential buildings. These
standardised codes were first published in 1970 and revised later in 1983. The latest
revision was in 2005.

 
 

NBC guidelines related to kitchens

 Every kitchen must have provision for washing utensils, with proper
connection to drainage.
 The kitchen must be provided with an impermeable floor.
 The kitchen must open into an interior or exterior open space and should not
be less than one sq metre.
 The kitchen should not open into a shaft.
 No chutes to be used in buildings above 15 metres.

NBC guidelines related to bathrooms

 One of the walls should have an opening to the open air. Minimum ventilation
or window space should be provided measuring up to 0.37 sq metres.
 A bathroom must always be over another bathroom or washing place or the
terrace space and not over another room. Watertight floors can be an
exception to this rule.
 The seat should be made of non-absorbent material.
  Bathrooms should be enclosed by partitions/walls, provided with an
impervious surface with a height prescribed as not less than one metre.
 The floor covering should be impervious too but sloping towards the drain and
not towards any other room or balcony space.
 A room provided with a water closet is to be used as a toilet only. These
rooms must be provided with flush cisterns.
 If there is a toilet on the terrace with a height of 2.2 metres, it should be
counted in the Floor Area Ratio (FAR).
 In the absence of a sewage outlet, a septic tank must be provided.

NBC guidelines related to lofts

 Apart from shops, lofts are permitted in residential buildings only.
 The area of the loft should be restricted to 25% of the covered area.
 The height between the loft and ceiling should not be less than 1.75 metres.

NBC guidelines related to basements

 The minimum height of the basement should be 2.5 metres and the maximum
height 4.5 metres.
 The ceiling height should be a minimum of 0.9 metres and maximum of 1.2
metres above the road surface.
 Ventilation is must for the basement and could be in the form of blowers,
exhaust fans, air-conditioning, etc.
 Surface drainage should not enter the basement.
 The basement’s walls and floors must be water-proof.
 The basement should not be accessed directly from the road. It should be
accessed only from the main entrance or an alternative staircase that
provides access to the building.
  Only when a projecting basement is flush with the ground, or if the authority
allows, can the basement be permitted to touch the adjacent property.

NBC guidelines related to garages

 The plinth of the garage at ground level should not be less than 15 cms.
 Garages should not block access to the building in any way. It should be
behind the building line of the street or road. In case it is not, the authority
may even discontinue its use as a garage or suggest other alterations.

Guidelines related to building sites

 In case of damp sites, the surface of the ground and space between the walls
has to be declared damp-proof, to the satisfaction of the authority.
 Building sites should be away from electric lines.

Type of electric line Vertical distance Horizontal distance

Low and medium voltage lines and
2.50 metres 1.20 metres
service lines
High voltage lines up to and including
3.70 metres 1.20 metres
11,000 volts
High voltage lines above 11,000 volts
3.70 metres 2.00 metres
and up to and including 33,000 volts
Plus 0.3 metres for every
Extra high voltage lines additional Plus 0.3 metres for every a
additional 33,000 V or part
33,000 volts 33,000 V or part thereof.
thereof.

 The Master Plan and land development rules and regulations of the authority
decide the minimum size of the site.
 

Guidelines related to building exits

The NBC has guidelines for the entry, as well as exit points in buildings.

 An exit must be provided in every building, so as to permit safe escape of

residents in times of fire or earthquakes, etc.
 Exits are compulsory and these should be clearly visible to all and must be
illuminated. These cannot be reduced in number, width or by any other
means. The requisite number is dependent on occupancy load, capacity,
travel distance, etc.
 Alarms are necessary to ensure those in danger are evacuated promptly.
 Exits should be continuous, leading to the exterior of the building.
 Exits can be horizontal or vertical.
 Lifts and revolving doors are not exits.

Capacity of exits in different types of buildings

Group of occupancy Number of occupants
S No  
Stairways Ramps Door
1 Residential 25 50 75
2 Educational 25 50 75
3 Institutional 25 50 75
4 Assembly 40 50 60
5 Business 50 60 75
6 Mercantile 50 60 75
7 Industrial 50 60 75
8 Storage 50 60 75
9 Hazardous 25 30 40

Source: NBC, occupants per unit exit width

 

Guidelines for staircases in residential

buildings
 For group housing, where the floor area does not exceed 300 sq metres and
the height of the building is not over 24 metres, a single staircase may be
acceptable. In buildings that are identified in Bye-Laws No 1.13 VI (a) to (m),
a minimum of two staircases are compulsory.
 In a residential low-rise building, the minimum width for the stairways is 0.9
metres.
 For flats, hostels, group housing, guest houses, it is 1.25 metres.

Guidelines for stairways in residential

structures
 The interior stairs must be constructed of non-combustible material only.
 It must have one side adjacent to an external wall and should be completely
enclosed.
 It is the chief fire officer who needs to approve of the staircase’s location.
 The minimum height of handrails should be 100 cms.
 The minimum width of treads, staircase, its arrangement, headroom, needs to
follow the standards as prescribed by the NBC.
 Living spaces and stores cannot open up into the staircase.
 The main staircase and fire escape staircase must be continuous from ground
floor to the terrace level.
 No electrical shafts or AC ducts and gas pipelines can run through the
staircase.
 Nothing that is combustible can be used for decoration or panelling of the
staircase.
  Beams and columns should not reduce the headroom or width of the
staircase.

Guidelines on open areas in residential

structures
 Every room, habited by people, should open into an exterior or interior open
space or verandah.
 Open spaces should be counted in the FAR, as per the master plan.
 These areas should be free of erections of any kind, except cornice, chajja or
weather shade that is not more than 0.75 metres wide.
 Every interior or exterior or air space should be maintained for the benefit of
such building exclusively and shall be entirely within the owner’s own
premises.

See also: Norms pertaining to refuge areas in high-rise buildings

Besides, there are a number of guidelines in terms of plumbing, lighting, rainwater

harvesting, building services, etc. These guidelines are revised from time to time.

FAQs
Are lightning conductors good and useful as per National Building
Code?

Yes, as per the NBC, the lightning rod protects buildings. Electrical and other
equipment can be protected to a great degree, by installing lightning arrestors.
What is the minimum open area requirement in buildings that are 55
metres or more in height?
The minimum exterior open spaces around buildings that are 55 metres or more,
should be 16 metres. On sides where no habitable rooms face, a minimum space of
9 metres shall be left for heights above 27 metres.
What does the National Building Code say about parapets?

Parapet walls and handrails provided on the edges of roof terrace, balcony, etc.,
should not be less than one metre and more than 1.5 metres in height, as per the
NBC.
 

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