Designated bush fire prone areas – Frequently asked questions
The following frequently asked questions (FAQs) are provided to assist clients and homeowners to understand the bush fire requirements under the building legislation, including the Building Code of Australia (BCA) bush fire requirements, and to assist those who wish to upgrade their existing homes for better protection from bush fires.
What are the bush fire building laws?
The Building Act 2011 and Building Regulations 2012 adopt the BCA as the primary applicable building standard for all new buildings and incidental structures in Western Australia. The BCA also applies for new building work to existing buildings. The BCA sets out the minimum technical requirements for design and construction and includes specific bush fire requirements for certain residential buildings in bush fire prone areas.Building work also includes the installation of roof-mounted evaporative coolers on residential buildings located in designated bush fire prone areas (see question 26 for further information).
How do the bush fire building laws affect me?
If you are planning to undertake building work in a designated bush fire prone area, for example constructing a new dwelling or an extension to an existing building, then you may be required to comply with the bush fire construction requirements of the BCA.Building work also includes the installation of roof-mounted evaporative coolers on residential buildings located in designated bush fire prone areas. (See question 26 for further information.
Bush Fire Codes dont affect Urban areas, do they?
Yes. You can be subject to restraints if you live anywhere near a moderately forested area including parks or reserves in city areas. You certainly can be affected if you build in a suburban area that borders bushland or national park. Rural areas are obviously the focus of the code but it effects the outerlying areas of all urban centres, and pockets of bush even in city precincts.
Exemptions can apply to single houses and ancillary dwellings on lots less than 1,100m2. This exemption does not include grouped or multiple dwellings.
What are the bush fire planning requirements?
The Department of Planning has bush fire planning requirements for development in bush fire prone areas. These initiatives address more clearly the land use planning elements from the Keelty Report into the Perth Hills bush fire of 2011 by:• elevating bush fire issues to the highest level of planning policy;• emphasising the need to consider bush fire management measures in strategic-level policy document, including regional and local planning schemes, sub-regional and local planning strategies and structure plans, as well as during statutory planning processes for subdivision and development applications; and• seeking the consistent implementation of bush fire management measures across the community.The bush fire planning measures include:• State Planning Policy 3.7: Planning in Bushfire Prone Areas;• Guidelines for Planning for Bushfire Prone Areas; and• Bush fire planning regulations in the Planning and Development (Local Planning Scheme) Regulations 2015.
Further information about the bush fire planning requirement can be found on the Department of Planning website.
What types of buildings need to comply?
The BCA bush fire construction requirements apply to the following classes of residential buildings located in designated bush fire prone areas:Class 1a — A single dwelling being a detached house, or row houses, duplexes, town houses, terrace houses or villa units where attached dwellings are separated by a fire resisting wall.Class 1b — Includes the following:• boarding houses, guest houses, hostels or the like in which not more than 12 people would ordinarily be resident and with a total area of all floors not exceeding 300m²; or• four or more single dwellings located on one allotment and used for short term holiday accommodation.Class 2 — Dwellings, such as apartments and flats in a building containing two or more units.Class 3 — A residential building which is a common place of long term or transient living for a number of unrelated persons, including:• a boarding or lodging house, guest house, hostel, or backpackers accommodation; • a residential part of a hotel or motel; • a residential part of a school;• accommodation for the aged, children or people with disabilities;• a residential part of a health-care building which accommodates members of staff; or• a residential part of a detention centre.Class 10a buildings and decks associated with Class 1a, Class 1b, Class 2 or Class 3 buildings. Class 10a buildings include non-habitable buildings such as garages, carport, shed, or the like.
How do I know if I am in a bush fire prone area?
The Map of Bush Fire Prone Areas (the Map) identifies land that has been designated as a bush fire prone area by the Fire and Emergency Services (FES) Commissioner. You can view the Map on the Department of Fire and Emergency Services website www.dfes.wa.gov.au/bushfireproneareas
Is there a transition period?
Under the Building Regulations 2012 there is a four-month transition period before the bush fire construction requirements of the BCA are triggered for certain residential buildings in new designated bush fire prone areas. This four-month transition period starts from the date that an order designating a new area as bush fire prone by the FES Commissioner comes into operation.For example, if the land was first designated on 8 December 2015, then compliance with the bush fire construction requirements was required on and from the 8 April 2016.Once the four-month transition period ends, applications for building approval for certain residential buildings in those areas, will need to address compliance with the bush fire construction requirements of the BCA.
Please see Industry Bulletin 58 - Building Amendment Regulations (No. 3) 2015 and Industry Bulletin 59 - Launch of designated bush fire prone area reforms for further information
Is there a transition period for alterations and additions?
A transition period has been provided for certain alterations and extensions. The transition period is until 1 May 2021. During this transition period a renovation, alteration, extension, improvement or repair does not need to comply with the bush fire performance requirements of the BCA if • the estimated value of the building work is less than $20,000; or• it does not increase the risk of ignition from bushfire attack for the existing building.(Please note: No retrospective upgrade of existing homes is being considered at this time) The transition does not apply:• if the existing building was required to comply with BCA bush fire construction requirements;• to the installation of a roof mounted evaporative air conditioner;• to a new stand-alone building, for example an outbuilding, garden shed or separate ancillary accommodation; or• to the relocation of an existing building.Further informationIf you are not sure if your building work needs to comply with the BCA bushfire construction requirements, you should discuss the project with either the relevant permit authority or a private building surveyor
What are the compliance options under the BCA?
Compliance with bush fire BCA Performance Requirements G5.1 (in BCA Volume One) and P2.3.4 (in BCA Volume 2) for certain residential buildings in designated bush fire prone areas can be demonstrated by:• Prescriptive Solutions (also known as Deemed-to-Satisfy Solutions);• Performance Solutions (also known as Alternative Solutions); or • a combination of both Prescriptive and Performance Solutions.For Class 1a or Class 1b buildings and associated Class 10a buildings or decks, Prescriptive Solutions include compliance with:• Australian Standard AS 3959 – Construction of buildings in bushfire-prone areas (2009, incorporating Amendment Nos 1, 2, and 3); or• National Association of Steel Housing (NASH) Standard – Steel Framed Construction in Bushfire Areas (2014, incorporating Amendment A). For Class 2 or Class 3 buildings and associated Class 10a buildings or decks, the Prescriptive Solution is compliance with:• Australian Standard AS 3959 – Construction of buildings in bushfire-prone areas (2009, incorporating Amendment Nos 1, 2, and 3).
How can I access the Australian Standard AS 3959 – Construction of buildings in bush fire prone areas?
To assist the community with the implementation of the bush fire reforms and to improve access to the Standard, the Building Commission provided a one-off, hard copy version of AS 3959 – Construction of buildings in bush fire prone areas (2009) to each local government in Western Australia. Local governments have been asked to make the document available to view, free of charge, at their office or local library.Alternatively, AS 3959 may be purchased from SAI Global.Phone (from Australia): 132 242Phone (from overseas): +61 2 8206 6010Email: sales@saiglobal.com
What are the AS3959 construction requirements?
The BCA has adopted Australian Standards AS3959 – Construction of buildings in bushfire prone areas, as one way of meeting the bush fire Performance Requirements of the BCA, for the undertaking of building works in designated bush fire prone areas. AS 3959 contains two methods for determining the potential intensity of bush fire attack on a building, also known as a Bushfire Attack Levels (BAL). These methods are Method 1 (simplified) BAL assessment and MethodThe BAL for the specific building will determine the level of bush fire resistant construction that the building must include. There are six BAL ratings with corresponding construction requirements:• BAL - LOW (Information available in AS3959 Section 4)• BAL - 12.5 (Detailed construction information available in AS3959 Section 3 and 5 )• BAL - 19 (Detailed construction information available in AS3959 Section 3 and 6)• BAL - 29 (Detailed construction information available in AS3959 Section 3 and 7)• BAL - 40 (Detailed construction information available in AS3959 Section 3 and 8)• BAL - FZ (Detailed construction information available in AS3959 Section 3 and 9)The standard considers such elements as: • General matters• Construction requirements for specific structures• External moldings• Higher levels of construction• Reduction in construction requirements due to shielding• Vents weepholes and gaps• Bushfire shutters• Testing to AS1530.8.1• Glazing• Sarking• Timber log walls• Subfloor supports• Floors• External walls• External glazed elements and assemblies and external doors • Roofs, including veranda and attached carport roofs, penetrations, roof lights, eaves, fascia’s, gables, gutters and downpipes • Veranda’s, decks, steps, ramps and landings • Roof mounted evaporative coolers• Water and gas supply pipes• Flame Zone testing to AS1530.8.2Any associated structures such as garages, carports, decks or verandas that are attached or adjacent to a building required to comply with the standard also need to comply. This could mean that the structure will need to meet the same construction requirements as the house, or be adequately separated from the house either by the nature of its construction or by its distance from the house.While AS 3959 improves the performance of buildings subject to bushfire attack, there is no guarantee however, that a building will survive a bushfire on every occasion. This is due to the unpredictable behaviour of fire and extreme weather.
Can I Build with Timber ?
Yes except at high BALs where restrictions apply. Everyone appreciates the aesthetics of timber, particularly in a bushland setting. The traditional Australian rural house in timber and tin is a beloved part of the rural landscape. Bushfire protection is about creating a fire resistant building envelope that does not permit burning embers and radiant heat to penetrate the dwelling and ignite spot fires. The Building Code of Australia (BCA) sets standards for structural adequacy, integrity and insulation for all elements of a new building according to its Bushfire Attack Level. These standards, of course, include the openings in the building envelope fitted with doors and windows. The standards permit the use of standard timber joinery throughout a new structure provided it is protected by compliant bushfire shutters which close over all openings to create a tightly fitted shield. Bushfire shutters are acceptable protection even at the highest level of bushfire attack (BAL FZ Fire Zone) but there are also a range of less expensive options for protection against lower levels of bushfire vulnerability. Most commonly these entail the use of fire resistant or retardant treated timber, draught seals and will also entail the installation of compliant metal mesh insect screens using aluminium, bronze or stainless steel weave with apertures of not greater than 2mm. These restrictions also have design implications on how joinery is positioned and installed. Your certifier makes the ultimate decisions in compliance with the standard, so choose wisely and consult early.
What Timbers comply with the building code and AS3959 ?
The Code has two lists of timber species that are deemed to be fire resistant. Other species can be elevated to fire resistant level by the application of fire retardant chemicals to the raw timber.List 1: Species with a density of 650 kg / m³ or greater. More than 60 species are listed based on crude weight, although many other heavy species would also comply. Over 60% of the list are Eucalypts but many are unsuitable for joinery. The list includes the Eucalypts, Blackbutt, Ironbark, Jarrah, as well as Kwila, Merbau, American Oak, New Guinea Rosewood and Vitex.List 2: There are only a handful of species with density greater than 750kg/m³ that have been tested to withstand exposure to BAL 29 and are deemed to be bushfire resistant. These include, Blackbutt, Ironbark, Spotted Gum and Red River Gum as well as Kwila, Merbau and Turpentine. Most of these species are not used generally for joinery because of other inherent supply or performance problems. However Kwila and Merbau are acceptable joinery timbers.
How effective is fire retardant treated timber?
Fire retardant systems for treating timber use a process called 'intumescent protection'. The raw timber is fully coated with the chemical on all exposed faces which does not react with subsequent paint finishes. Timber fire retardants are non toxic and do not produce toxic gas when ignited. They are totally safe to use and have no impact on plants or animals. They are invisible when applied and improve the dimensional stability of the timber. The technology behind retardants is based on selective modifications of cell groups within the timber. The process has been known and researched for over 80 years. The physical properties that make any material are determined by its chemical structure. Timber is predominantly formed by chemical groups called "free hydroxyls". These free hydroxyl groups absorb and release water in accordance with changes in the relative humidity and other climatic conditions. By selectively altering the free hydroxyl groups, the timber is transformed into an entirely different material. Its appearance remains the same but its performance is greatly altered for the better. Retardant transformed timber has remarkable fire resistance as well as the added benefit of dimensional stability. This does not mean that the timber will not ignite but when the heat source is removed, no fire or afterglow will remain.
What design implications are there for doors and windows?
The standards have implications in every element of the building envelope. We at EHDS have free PDF pamphlets to help with understanding the code and its imlications.The crucial aspects affecting door and window selection are position, materials and installationPositionIf your BAL level is deemed to be low there are no special requirements and standard door and window products can be used. If your BAL level is 12.5, 19 or 29 there are restrictions on positioning openings in the 400mm high zone above the surrounding floor or structure. This is defined as glazing or joinery that is within 400mm of ground or other structures within 18º of horizontal as shown in the diagrams below. The rationale is that embers build up against the base of walls and create a dangerous ignition point if the walls are perforated with windows and doors that are not designed for this danger. This usually means that windows need to be positioned above the floor and doors require specified thicknesses of timber in their lower portions, special glasses and protective screening or shutters. For the home owner this means that full height windows are now problematical and a low sill height at 400mm will allow views to be captured without inflating costs. Compliant insect screens are now essential in most situations together with draught seals under doors.
MaterialsThe standard lists a variety of acceptable timbers for bushfire zones that relates to their density, because as timber burns it forms a protective layer of charcoal that effectively insulates timber beneath from the heat. The denser the timber, the slower it burns and the starting point is 650 kg/m³ which encompasses timbers like New Guinea Rosewood, Blackbutt and even Slash Pine. There is a second level of bushfire resisting timber of species with a density above 750 kg/m³ which are acceptable untreated in BAL zone 40. The alternative is to treat timber with fire retardant chemicals to achieve comparable levels of fire resistance. This method allows the use of Surian Cedar and maple for joinery in BAL zones up to 29.InstallationThe standard prescribes clearances and tolerances for all elements of doors and windows to limit smoke or ember intrusion. Generally no clearance can be greater than 3mm around any element. All bushfire shutters must be non-removable but must be openable/operable from either inside or out but at least one must be openable/operable from inside to allow egress from the building.
What Glass restrictions apply?
The bushfire code virtually bans the use of laminated glass in all but the lowest level BAL's. Depending on the attack level, toughened glass is required in increasing thickness according to danger level. Toughened glass is simply glass that has been reheated and cooled quickly so that it's structure changes to make it more flexible and softer. Toughened glass cannot be cut after it is treated and it is easier to scratch, so particular care needs to be taken with cleaning on site.
What is the BAL Assessor accreditation?
A framework for the accreditation and training of Bushfire Attack Level (BAL) Assessors and bush fire planning consultants has been developed by the State Government. The framework provides guidance for organisations that are seeking to become accrediting bodies and provide accreditation schemes for bush fire planning consultants in Western Australia. To find out more about the accreditation framework, including accrediting organisations recognised by the State Government, and details of training courses, please visit the Department of Planning website.
What are the bushfire attack levels?
Australian Standard AS 3959 - Construction of buildings in bushfire-prone areas (2009, incorporating Amendment Nos 1, 2 and 3) requires the building to be assessed to determine the “Bushfire Attack Level” (BAL). The standard defines (BAL) as: • A means of measuring the severity of a building’s potential exposure to ember attack, radiant heat and direct flame contact, using increments of radiant heat expressed in kilowatts per metre squared, and the basis for establishing the requirements for construction to improve protection of building elements from attack by bushfire. The determination of a BAL in accordance with AS 3959 f is a site specific assessment that takes into consideration a number of factors, including the slope of the land, types of surrounding vegetation and its proximity to any other buildings or structures on the site. The assessment will assigned one of the BALs in the table below. This assigned BAL will determine the specific construction requirements for the building.Bushfire attack level Description of risk and levels of exposureBAL – LOW There is insufficient risk to warrant specific construction requirements.BAL – 12.5 Risk of radiant heat is considered low. Primarily risk of ember attack.BAL – 19 Risk is considered moderate. Increasing levels of ember attack and burning debris ignited by windborne embers together with increasing heat flux between 12.5 and 19 kW m2.BAL – 29 Risk is considered high. Increasing levels of ember attack and burning debris ignited by windborne embers together with increasing heat flux between 19 and 29 kW m2.BAL – 40 Risk is considered very high. Increasing levels of ember attack and burning debris ignited by windborne embers together with increasing heat flux with the increased likelihood of exposure to flames.BAL – FZ Risk is considered extreme. Direct exposure to flames from fire front in addition to heat flux and ember attack.
I am building a new house in a bush fire prone area, what approvals do I need?
Before you start designing your home, you should contact your local government to determine what approvals may be needed for your property. There may be two parts to approval –• Planning approval Planning approval may be for the design and location of buildings or structures within bush fire prone areas. Your local government can provide information about any planning approvals your design may require, or alternatively you may wish to visit the Department of Planning’s website.• Building approval Before you can start building work, your building will need to be assessed by a qualified building surveyor to ensure compliance with the BCA, including any specific bush fire construction requirements that may be applicable to your building. You will need to provide the building surveyor with detailed plans and specifications of your proposed building work.Once your design demonstrates compliance with the applicable planning and building requirements, you can apply to your local government for approval to build.
What is considered in assessing a property's bush fire risk?
The BCA requires an assessment of the potential intensity of bush fire attack for certain classes of residential buildings located in designated bush fire prone areas. Australian Standard AS3959 - Construction of buildings in bushfire-prone areas (2009, incorporating Amendment Nos 1, 2, and 3) provides methods for measuring the severity of the building’s potential exposure to ember attack, radiant heat and direct flame contact. The determination of a building’s Bush fire Attack Level (BAL) is a site specific assessment that takes into consideration a number of factors including the slope of the land, the types of surrounding vegetation and the distance of the building to that vegetation. At the end of the assessment the building will be assigned one of six BALs. The assigned BAL determines the level of bush fire resistant construction required for the building.The BALs are as follows:• BAL-LOW - very low risk (bushfire resistant construction is not required)• BAL-12.5 - low risk• BAL-19 - moderate risk• BAL-29 - high risk• BAL-40 - very high risk• BAL-FZ - extreme risk (Flame Zone
Who can I contact about bush fire construction requirements for my building?
In the first instance queries about the application of the BCA bush fire construction requirements should be referred to the building surveyor who will be signing, or has signed, the relevant Certificate of Design Compliance for the building.For uncertified building permit applications, this may be the building surveyor at the permit authority. For certified building permit applications this may be either the building surveyor at the permit authority (if the permit authority provides that service) or a building surveying contractor (private building surveyor).
How do I find a building surveyor?
Your local government will have building surveyors or access to building surveyors; alternatively, you can engage the services of a building surveying contractor (also known as a private building surveyor). The Building Commission’s website provides a list of registered building surveying contractors.
How do I find a bush fire risk assessor?
The Fire Protection Association Australia has been recognised by the State Government as an accrediting body for Level 1 Bushfire Attack Level (BAL) Assessors, and Level 2 and Level 3 Bushfire Planning Practitioners. The FPAA provides a list of accredited practitioners for Western Australia on its website at www.fpaa.com.au/bpad.aspx
Who determines if my proposed building complies with the BCA bush fire requirements?
As part of the building approval process, a registered independent building surveyor is required to sign a Certificate of Design Compliance (BA 3 Form) stating that if the building is completed in accordance with the plans and specifications it will comply with the applicable building standards, being the BCA.This will include checking compliance with the BCA bushfire construction requirements for Class 1a, Class 1b, Class 2 or Class 3 buildings and associated Class 10a buildings or decks located in designated bush fire prone areas
Who is responsible for ensuring the completed building complies?
Generally, the person who is named as builder on the building permit is responsible for ensuring that:• the building or incidental structure to which the permit applies is completed in accordance with the plans and specifications that are specified in the applicable Certificate of Design Compliance; • the building work otherwise complies with the building permit including each condition that applies to the permit; and• on completion of the building or incidental structure to which the building permit applies, that the building or incidental structure complies with each applicable building standard (being the BCA).For building work that can lawfully be done without a building permit then the owner is responsible for ensuring that on completion of the building or incidental structure, that the building or incidental structure complies with each applicable building standard (being the BCA). The local government and/or permit authority has powers to enforce these requirements
What do I need to do to upgrade or rebuild following a bush fire event?
There may be some instances where an area has been designated as bush fire prone after your original home was built. So if you intend to rebuild or upgrade your home, then the new work may need to comply with the bush fire requirements of the current BCA. Even if your building work is not in a designated bushfire prone area, you should make every attempt to increase the resistance of your home to bush fires by constructing to the same requirements. A building surveyor will be able to advise you of any bush fire requirements that may apply if you are looking ot upgrade, repair or or rebuild your home after it has been damaged or destroyed by a bushfire. The process for approval to upgrade, repair or rebuild will be similar to applying for building approval for a new house. After a bush fire event, many local governments will have procedures in place to ensure that applications are quickly dealt with to ensure a smooth and speedy transition of your application. Contact your local government to find out what planning and building approvals you may require
Do the new laws mean I have to upgrade my existing house?
Building standards and regulations are generally not retrospective. If you purchase or already own an existing house in an area that has been designated a bush fire prone area after the house was constructed, there may not be a regulatory requirement to upgrade to the new standards. However, if you are thinking about extending or carrying out extensive renovations to the existing house, you should seek advice from your local government, qualified building surveyor or other appropriately qualified practitioner, as to whether any of the existing house needs to be upgraded and what design features would improve the building’s performance when subjected to bush fire attack
How can I retrofit my existing home?
Refer to the Building Commission’s free publication Building in designated bush fire-prone areas - a home owner’s guide.
What are the requirements for roof-mounted evaporative air-conditioning?
The installation of a roof-mounted evaporative cooler in a designated bush fire prone area is captured under the State’s building laws and must therefore comply with the performance requirements of the BCA. This generally requires compliance with AS 3959 - Construction of buildings in bushfire-prone areas (2009, incorporating Amendment Nos 1, 2 and 3).Proposed roof-mounted evaporative coolers should be discussed in detail with the building surveyor and builder at the outset of planning for the project. Or if the work is exempt from a building permit, you need to discuss with the retailer or manufacturer for the details of achieving compliance with AS 3959-2009. If you are considering installing a roof-mounted evaporative cooler in a designated bush fire prone area you need to have your property assessed for its level of bush fire risk as this will determine the appropriate level of protection that your evaporative cooler will require. See question above 'Who determines if my proposed building complies with the BCA bush fire requirements?'.For full requirements refer to the Building Commissions publication Roof-mounted evaporative coolers.From 8 April 2016 new roof-mounted evaporative coolers being installed on residential buildings that are located in a designated bush fire prone area must be fitted with non-combustible covers.It is important to be aware of these requirements before purchasing this type of cooling unit for your home. To find out if you live in a designated bush fire prone area, go to the Department of Fire and Emergency Services website at www.dfes.wa.gov.au, navigate to “Regulation and Compliance” and view the Map of Bush Fire Prone Areas or simply do an internet search for ‘Map of Bush Fire Prone Areas’Existing evaporative coolers: It isn’t mandatory to upgrade an existing roof-mounted evaporative cooler that is in a designated bush fire prone area, however it is recommended you discuss retrofitting options for non-combustible covers with the retailer or manufacturer.Risks with evaporative coolersThe Department of Fire and Emergency Services has identified that roof-mounted evaporative coolers can catch fire if burning embers enter through unprotected gaps and ignite the cooling pads. This can result in fire burning into the ceiling and spreading to the rest of the building.Complying with the requirementsThe installation of a roof-mounted evaporative cooler in a designated bush fire prone area is captured under the State’s building laws and must therefore comply with the performance requirements of the Building Code of Australia (the Building Code). This generally requires compliance with Australian Standard AS 3959-2009-Construction of buildings in bush fire prone areas.If you are considering installing a roof-mounted evaporative cooler in a designated bush fire prone area you need to have your property assessed for its level of bush fire risk as this will determine the appropriate level of protection that your evaporative cooler will require.Bush fire construction requirements have been in the Building Code since the 1990s but only apply in designated bush fire prone areas.Assessing the level of bush fire riskThe Building Code recognises the assessment method of AS 3959-2009 as an acceptable way of assigning a Bushfire Attack Level (BAL) for the site. BALs are a measure of the intensity of the potential bush fire attack for a building and provide a basis for establishing appropriate bush fire construction requirements. There are six different BALs: BAL-LOW, BAL-12.5, BAL-19, BAL-29, BAL-40 and BAL-FZ (Flame Zone).Who determines the BAL?The Fire Protection Association (FPA) Australia can provide guidance on accredited BAL Assessors and suitably qualified consultants offering services in Western Australia. Further information is available at www.fpaa.com.au.The following table outlines the requirements for a roof-mounted evaporative cooler in accordance with the assessed BAL of your site.Assessed BAL Bush fire requirements for roof-mounted evaporative coolersBAL-LOW Low bush fire risk None.
BAL-12.5 - BAL-29 Moderate to high bush fire risk.
Must be fitted with noncombustible butterfly closers as close as practicable to the roof level; or alternatively be fitted with non-combustible covers with a mesh or perforated sheet with a maximum aperture of 2mm, made of corrosion resistant steel, bronze or aluminium.Additionally the unit must be adequately sealed to the roof with non-combustible material to prevent gaps greater than 3mm.
BAL-40 and BAL-FZ Very high to extreme bush fire risk.
Obtain a building permit from the permit authority to install a roof-mounted evaporative cooler. This is because the Building Code does not permit the installation of a roofmounted evaporative cooler unless it has met certain test criteria or an alternative solution has been developed. Please note: you should discuss these requirements with a registered building surveying contractor or the relevant permit authority.
Acceptable coversThe type of cover that is acceptable depends on the material the body of the evaporative cooling unit is constructed from, typically either moulded plastic, which would be combustible, or metal which would be non-combustible.Plastic unitsIf the plastic unit doesn’t have a butterfly closer it must be fully encased in non-combustible covers, not just covering the air intake areas. A butterfly closer is a type of valve fitted inside the unit which opens when the unit is running and closes when the unit’s fan is turned off and helps to prevent any fire from an ignited evaporative cooler entering the roof.Metal unitsAn evaporative cooler made of metal, and not otherwise fitted with a butterfly closer, must be fitted with non-combustible ember protection screens covering the air intake areas.Where you are unsure if the roof-mounted evaporative cooler you are thinking of purchasing will comply with the requirements for your location you should raise your concerns with the retailer.If you do not wish to have your site assessed for a BAL, or obtain a building permit, you need to consider an alternative method for cooling your home that does not involve the installation of a roof-mounted evaporative cooler.
Test criteriaAS 3959-2009 provides an another compliance option, where any element of construction or system of an evaporative cooler that satisfies the test criteria of Australian Standard AS 1530.8.1 (BAL-12.5 to BAL-40) or AS 1530.8.2 (BAL-FZ) may be used in lieu, essentially overriding the prescriptive requirements of AS 3959 - such tests are normally instigated by the manufacturer and are carried out in National Association of Testing Authorities Australia registered laboratories.
Who is responsible for compliance?For sites assessed as BAL-12.5 to BAL-29, where the installation is not part of a building permit, the home owner (registered proprietor) is responsible for ensuring the evaporative cooler complies with the Building Code as outlined in “Complying with the requirements” above. In high risk areas (BAL-40 and BAL-FZ) where a building permit would generally be required and in other areas if the installation is part of a building permit, the person named as “builder” on the building permit is responsible for ensuring compliance. There are substantial penalties for installing evaporative coolers in designated bush fire prone areas that do not comply.Also, the Australian Consumer Law may allocate liability to builders, suppliers, installers, and manufacturers in some circumstances, including where the cooler or its installation is not fit for its usual purpose or a purpose made known by a consumer.In 2011 the government wrote to manufacturers about the risks associated with roof-mounted evaporative coolers in bush fire prone areas and in 2015 further informed them that the proposed designation of bush fire prone areas will trigger a requirement for roof-mounted evaporative coolers to meet the minimum requirements of AS 3959.
Electrical appliance safety standardFurthermore, manufacturers should ensure that the construction of an evaporative cooler that is intended to be installed in a designated bush fire prone area complies with Australian Standard AS/NZS 60335.2.98:2005 that deals with household and similar electrical appliance safety. This Standard requires fixed evaporative coolers to be tested under the conditions of AS 1530.8.1 (that deals with tests on elements of construction for buildings exposed to simulated bushfire attack—radiant heat and small flaming sources) and if ignition of an evaporative cooler has not occurred, it is deemed that the evaporative cooler is able to be used in BAL-12.5 to BAL-29 sites without a fire damper. Furthermore, if a fire damper is required as is proposed it must be tested and installed in accordance with AS/NZS 60335.2.98:2005.
What types of buildings need to comply?The requirements apply to new installations of roof-mounted evaporative coolers on the following new or existing classes of residential buildings (as classified under the Building Code) that are located in a designated bush fire prone area. If you are unsure of your building’s classification, contact the relevant permit authority (local government).• Class 1a: A single dwelling such as a house or one of a group of two or more attached dwellings, including a row house, town house, terrace house or villa unit.• Class 1b: Small scale boarding house, a guest house, hostel (in which not more than 12 persons would ordinarily be resident; or four or more single dwellings located on one allotment and used for short term holiday accommodation.• Class 2: A building containing two or more sole-occupancy units each being a separate dwelling (apartments, flats etc.).• Class 3: A residential building (other than a Class 1 or Class 2 building) for a number of persons, such as a large scale boarding house; guest house; hostel; a residential part of a hotel; motel; school; accommodation for the aged, children or people with disabilities.• Or an associated Class 10a building or deck that is or is proposed to be, located less than 6 metres from any of the above classes of buildings. (A Class 10a is a non-habitable building such as a private garage, carport or shed).Other classes of buildings, whilst not captured by the Building Code provisions for roof-mounted evaporative coolers in bush fire prone areas, are also subject to similar risk of ignition and building owners, designers and property managers may wish to consider taking mitigating actions against that risk which could include compliance with AS 3959.
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How do I achieve compliance with skylights?
Proposed skylights should be discussed in detail with the building surveyor and builder at the outset of planning for the project, or if the work is exempt from a building permit, you need to discuss with the retailer or manufacturer for details of how to achieve compliance with the bush fire construction requirements of the BCA
Can I have timber decking, stairs, windows, screens or the like?
Proposed timber decking stairs and the like should be discussed in detail with the building surveyor and builder at the outset of planning for the project. or if the work is exempt from a building permit, you need to discuss with the retailer or manufacturer for the details of achieving compliance with AS 3959-2009.Proposed timber windows, screens or the like should be discussed in detail with the building surveyor and builder at the outset of planning for the project or if the work is exempt from a building permit, you need to discuss with the retailer or manufacturer for the details of achieving compliance with AS 3959-2009.
What do I need to do about garages, carports, verandas or similar structures?
See Section 3 of AS 3959. Proposed garages, carports, verandas or similar structures should be discussed in detail with the building surveyor and builder at the outset of planning for the project, or if the work is exempt from a building permit, you need to discuss with the retailer or manufacturer for the details of achieving compliance with AS 3959-2009.
Further information
Contact EHDS for further information, or we can send you copies of our pamphlets which contain all relevant information.