Introduced following 2009 Victorian Bushfires Royal Commission, Bushfire Attack Level (BAL) requirements are now considered in all design projects.
Generally considered in the early design stage of building projects, BAL requirements are relevant to all types of building including renovations and alterations.
Bushfire prone properties are parcels of land that have been identified as being prone or subject to bushfire attacks by the governments planning authority.
The proximity to bushfire prone vegetation as well as other factors determine whether or not the land is considered to be bushfire prone.
How to check if land is bushfire prone?
The State Government provides bushfire mapping or you can order a bushfire search from PSI to get this information.
The mapping will give either a clear ‘Yes’ or ‘No’ as to whether the property is bushfire prone.
If it’s a no, then your journey stops there. If it’s a yes, you’ll need a bushfire report to establish the BAL level. This can be arranged through PSI for a nominal fee or you can access through another bushfire report provider.
If it’s a no, then your journey stops there. If it’s a yes, you’ll need a bushfire report to establish the BAL level. This can be arranged through PSI for a nominal fee or you can access through another bushfire report provider.
What are the BAL levels?
There are 6 bushfire levels as defined by the National Compliance Code (NCC)
- BAL -Low
- BAL -12.5
- BAL -19
- BAL-29
- BAL -40
- BAL -FZ
Each BAL level will have different design requirements as defined by Australian Standard (AS) 3959. As a general guide, at BAL -12.5 or BAL -19, there will be additional requirements for external walls, windows, doors, roof, verandah and deck.
Once you reach BAL 29 and above, those requirements will exist plus the subfloor supports and floors as well as vegetation clearance around the property (defendable space), requirements for an independent water source (usually a water tank) and ensuring the fire brigade can access your property in the event of a bushfire.
- BAL -Low
- BAL -12.5
- BAL -19
- BAL-29
- BAL -40
- BAL -FZ
Each BAL level will have different design requirements as defined by Australian Standard (AS) 3959. As a general guide, at BAL -12.5 or BAL -19, there will be additional requirements for external walls, windows, doors, roof, verandah and deck.
Once you reach BAL 29 and above, those requirements will exist plus the subfloor supports and floors as well as vegetation clearance around the property (defendable space), requirements for an independent water source (usually a water tank) and ensuring the fire brigade can access your property in the event of a bushfire.
Does it cost extra to build in a BAL Zone?
Building in a bushfire area means taking into account additional design, construction and material requirements during your planning process.
The additional requirements can add more costs onto the build so it’s important to be aware early on if this is the case. Additional costs do range,
some estimates are $100,000 extra for a 4 bedroom home in a high risk area but others are around $10,000 extra.
There may be additional costs in terms of design and consultancy fees as well.
Houses below BAL 19 can generally achieve compliance with Australian Standards relatively easily.
The requirements improve the structural integrity of the building but of course, it’s still extremely important for the occupants to have survival plans in place.
The requirements improve the structural integrity of the building but of course, it’s still extremely important for the occupants to have survival plans in place.
Bushfire Management Overlays:
A property report will make you aware of any Bushfire Management Overlays (BMO) that exist on your property.
The property may be in a BAL zone but not have a BMO.
Under the Victoria Planning Provisions, the BMO applies to areas of extreme Bushfire Hazard. If you’re looking to build in a BMO area,
it is required that new homes, extensions and subdivisions conduct a bushfire management statement as part of the planning permit application.
This may involve engaging a bushfire consultant to help prepare a statement. If the Bushfire Management Statement cannot manage Bushfire risk to an acceptable level, the planning permit might not proceed. PSI will notify you if your property is in a BMO area if you order Planning Advice.
If you’d like any more information on BAL reports or inspections, please feel free to contact us.
This may involve engaging a bushfire consultant to help prepare a statement. If the Bushfire Management Statement cannot manage Bushfire risk to an acceptable level, the planning permit might not proceed. PSI will notify you if your property is in a BMO area if you order Planning Advice.
If you’d like any more information on BAL reports or inspections, please feel free to contact us.