Developments Exempted from BAL Assessment at Building Permit stage
In order for the new reforms to be implemented with ease, a two year transition (until 1 May 2018) of the BCA bushfire construction requirements has been provided to certain renovations, alterations, extensions , improvements or repairs in designated bush fire prone areas. This applies for all residential classes i.e. Class 1, 2, 3 and/or an associated Class 10a structure. Such building works are excluded from a bushfire attack level (BAL) assessment given any of the following conditions:
1. The estimated value of the building works in the bushfire prone region is less than $20,000.
2. The building works in the bushfire prone region does not increase the risk of ignitions from bushfire attack for the existing building. This means it is constructed of the same building materials as the existing building and is not on the side facing bushfire prone vegetation
3. The existing building is located in a bushfire prone area for less than 4 months at the time the application is made.
The increase in the bushfire risk can be best done by a qualified bushfire assessor or a registered building surveyor practitioner well versed in the BCA and AS3959. They should be able to get you through the application process smoothly if your building work is excluded under this amendment. Green Start Consulting has a building surveyor and bushfire assessor, call us for a no obligation chat about your next project.
These exemptions do not apply to the installation of roof mounted evaporative air conditioner and unattached structures (garden shed, outbuilding, granny flat etc.) Similarly, if the existing building was required to comply with bushfire prone construction requirements or if the existing building is being relocated, it is not considered excluded building work.
If you have determined with your bushfire assessor or building surveyor that your building work is not excluded, then a bushfire attack level (BAL) report is to be carried out for all bushfire attack level (BAL) ratings below 29. Above that rating, more complex reports like a Bushfire Management Plan (BMP) need to be written for which you would have to contact a Level 2 BPAD accredited bushfire assessor. Green Start Consulting are accredited Level 2 BPAD assessors and are able to provide these reports.
Due to constantly evolving legislation the information provided within this blog may no longer be valid. The advice given on this site is general in nature and does not take into account your specific circumstances. Please email one of our building surveyors to check what is right for you