While the most recent season is one of the worst in living memory, fire is something that many parts of the country deal with each year.
This is especially true for people who live and work in rural and regional parts of the country.
Little wonder that Australian building codes come with stringent requirements for any construction occurring in bushfire-prone areas!
The Bushfire Attack level (BAL) system measures for a property’s potential exposure to fire. In particular, it focuses on your risk of:
- Ember attack
- Radiant heat
- Direct contact with flames
Under standard AS 3959-2018, any buildings constructed in bushfire-prone areas need to include baked-in protections against these elements to reduce their fire risk.
BAL, explained: what are the 5 Bushfire Attack Levels?
First introduced in the aftermath of the Black Saturday fires - still Australia’s deadliest, if not the longest - BAL ratings are a national standard that aim to protect lives and property.
Alongside the ratings, came strict requirements for materials and construction techniques to be used depending on the assessed fire risk.
Measured in increments of radiant heat (expressed in kilowatts per square metre, or kW/m2), BAL ratings assess your risk of exposure to bushfire, and mandate certain construction techniques and elements to protect the property.
Which ones will you need to incorporate into your construction project? It all depends...
Alongside the ratings, came strict requirements for materials and construction techniques to be used depending on the assessed fire risk.
Measured in increments of radiant heat (expressed in kilowatts per square metre, or kW/m2), BAL ratings assess your risk of exposure to bushfire, and mandate certain construction techniques and elements to protect the property.
Which ones will you need to incorporate into your construction project? It all depends...
BAL 12.5, 19 and 29
Large bushfires can create their own wind, which carries embers and flaming debris considerable distances.
BAL 40
In addition a much higher risk of ember attack and flaming debris, heat and direct exposure to flame is much higher.
BAL FZ
High risk of direct contact with flames.
The higher the risk, the more stringent the precautions you’ll need to. Some of the things you’ll have to bake into your blueprints include…
The higher the risk, the more stringent the precautions you’ll need to. Some of the things you’ll have to bake into your blueprints include…
Roofing
Depending on your bushfire rating, you may have to:
- Install fireproof sarking to stop embers and debris that slip between your tiles
- Ensure that joins and ridges are capped and sealed
- Cover gutters
- At higher BAL ratings, roof air conditioners are prohibited
- Use fire resistant roofing materials
- Install fireproof sarking to stop embers and debris that slip between your tiles
- Ensure that joins and ridges are capped and sealed
- Cover gutters
- At higher BAL ratings, roof air conditioners are prohibited
- Use fire resistant roofing materials
Windows
As the BAL rating rises, so too does the amount of fireproofing you’ll need to add to your windows, such as:
- The thickness and rating of the class
- Whether or not you need window covers
- Material chosen for window framing
- The thickness and rating of the class
- Whether or not you need window covers
- Material chosen for window framing
Floors and subfloors
Subfloors are one of the most dangerous areas in a bushfire. Not only can embers ignite debris underneath, but it’s also extremely difficult to put out a fire there once it takes hold.
The solution? Stop a fire from ever happening.
Your construction project may require certain construction methods to do so, such as:
- Concrete slabs for subfloors
- Fireproof cladding for supports
- Enclosing subfloor with fireproof material
The solution? Stop a fire from ever happening.
Your construction project may require certain construction methods to do so, such as:
- Concrete slabs for subfloors
- Fireproof cladding for supports
- Enclosing subfloor with fireproof material
Obtaining your Bushfire Attack Level assessment report
Before you even start drafting blueprints and talking to an architect, the first thing you’ll need to do when building is apply for a whole mountain of different reports. These will help you figure out what you can, can’t, and shouldn’t do with your project.
In addition to things like soil reports, energy reports and sewer plans, that also includes your Bushfire Attack Level report.
Like the name suggests this report outlines your BAL, based on:
- The surroundings
- The type of terrain around you
- Distance to vegetation
- Level of development and urbanisation
- Weather conditions
In addition to things like soil reports, energy reports and sewer plans, that also includes your Bushfire Attack Level report.
Like the name suggests this report outlines your BAL, based on:
- The surroundings
- The type of terrain around you
- Distance to vegetation
- Level of development and urbanisation
- Weather conditions
Do I really need a BAL assessment report?
Not everyone needs a BAL assessment report. If you live in an area that’s obviously at low risk of bushfire (such as an inner suburb), there’s no point in applying for a BAL assessment report.
If you live in a fringe suburb, however? That’s a different story. Fail to do so, and you could be hit with a hefty fine for failing to meet the minimum construction standard.
Luckily, our Bushfire Search will provide the answer to this question.
And while older homes and businesses are grandfathered in and exempted from these building requirements, for your own safety, we strongly encourage you to perform a Bushfire Search anyway.
And if it turns out that you do face a higher bushfire risk, we suggest retrofitting as many of these features into the property as possible, especially after the last season.
Not only will it keep you safer when bushfire season inevitably rolls around again, but it can also help with insurance too!
If you live in a fringe suburb, however? That’s a different story. Fail to do so, and you could be hit with a hefty fine for failing to meet the minimum construction standard.
Luckily, our Bushfire Search will provide the answer to this question.
And while older homes and businesses are grandfathered in and exempted from these building requirements, for your own safety, we strongly encourage you to perform a Bushfire Search anyway.
And if it turns out that you do face a higher bushfire risk, we suggest retrofitting as many of these features into the property as possible, especially after the last season.
Not only will it keep you safer when bushfire season inevitably rolls around again, but it can also help with insurance too!
Get your Bushfire Assessment Level assessment today
We understand that as with many applications during the planning stage of your construction, it can often take a long time from initial application to receiving your BAL assessment.
All of this can make self-assessing can look like an attractive alternative.
While technically anyone can self-assess and perform a BAL rating, the only way to guarantee that the assessed level is correct is to engage a credible party like a certified building surveyor to either perform the assessment or look over your self-assessment.
Luckily, there’s a faster way.
PSI Global is committed to getting you the information you need, quickly - that includes your BAL assessment report.
Using our computerised system and direct connections to councils and key service providers, we’re able to get you all the information you need.
With just one account, you’ll be able to apply for and receive all the reports, permits and more that you need for your upcoming construction project.
The result? Less stress and a faster approval process! Get started now with just an address.
Whether you’re a self-builder or operate a construction or architecture firm, partner up with PSI Global today. Got questions? Get in touch by calling (03) 8527 6300 or filling in this form
All of this can make self-assessing can look like an attractive alternative.
While technically anyone can self-assess and perform a BAL rating, the only way to guarantee that the assessed level is correct is to engage a credible party like a certified building surveyor to either perform the assessment or look over your self-assessment.
Luckily, there’s a faster way.
PSI Global is committed to getting you the information you need, quickly - that includes your BAL assessment report.
Using our computerised system and direct connections to councils and key service providers, we’re able to get you all the information you need.
With just one account, you’ll be able to apply for and receive all the reports, permits and more that you need for your upcoming construction project.
The result? Less stress and a faster approval process! Get started now with just an address.
Whether you’re a self-builder or operate a construction or architecture firm, partner up with PSI Global today. Got questions? Get in touch by calling (03) 8527 6300 or filling in this form
The information in this article is general in nature and does not constitute legal advice. As with all things property, we strongly recommend consulting a professional to ensure that all stages of your building project (including the Title search) go smoothly.