Building In a Bushfire Zone in 2025
Building in Bushfire Zones: A 2025 Guide to Harmonising Safety & Nature in Victoria
Living amidst Victoria’s stunning bushland comes with a responsibility to protect both your home and the natural environment. As bushfire seasons grow more intense, designing a resilient home that respects the landscape is no longer optional—it’s essential. Here’s how to strike the perfect balance between safety and sustainability, with tips aligned to the *National Construction Code (NCC) 2022* and Victoria’s latest regulations.
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1. Know Your Risk: Start with a BAL Assessment
Every bushfire-resistant build begins with understanding your *Bushfire Attack Level (BAL)*. This metric, determined by a qualified assessor, measures your property’s exposure to embers, radiant heat, and flames . Victoria’s *Bushfire Prone Areas (BPA)* and *Bushfire Management Overlay (BMO)* maps dictate construction standards, from non-combustible materials to defendable space requirements . Use *VicPlan* to check your property’s designation and consult local councils for tailored advice .
**Pro tip:** Even if your BAL is low (e.g., BAL-12.5), consider exceeding minimum standards. The *CSIRO Bushfire Best Practice Guide* recommends proactive measures like fire-resistant landscaping to future-proof your home .
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2. Design Smart: Materials Matter
The *NCC 2022* and *AS 3959:2018* mandate non-combustible materials for walls, roofs, and decks in high-risk zones.
Think:
Steel framing and corrugated iron cladding (like the curved Kallista House, where leaves slide off roofs) .
Double-glazed windows with toughened glass and metal shutters to block embers .
Stone, brick, or rammed earth walls for thermal mass and fire resistance .
Avoid timber decks and overhangs in BAL-40 or Flame Zone (BAL-FZ) areas. Instead, opt for concrete patios or steel-framed balconies compliant with *NCC Volume Two Clause 3.10.5.0* .
**Innovation alert:**
Explore Joost Bakker’s Kinglake prototype, featuring soil-covered roofs and recycled materials, tested by CSIRO for extreme fire resilience .
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3. Seal the Gaps: Embers Are the Silent Threat
Up to 90% of bushfire home losses start with ember intrusion. Ensure:
- **Airtight seals** around doors, windows, and roof vents fitted with non-combustible mesh .
- **Non-flammable insulation** (e.g., mineral wool) to prevent toxic fumes .
- **Concealed gutters** and metal screens to block leaf buildup .
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4. Defend Your Space: Work with Nature
A bushfire-resistant home doesn’t mean stripping the landscape. Instead:
- Create **defendable space**: Clear vegetation within 10–20m of your home but retain mature trees for shade and biodiversity .
- Install **rainwater tanks** (minimum 10,000L) and sprinkler systems connected to independent power (e.g., solar) .
- Use **fire-resistant plants** like succulents and deciduous trees near structures .
**Did you know?** Strategic landscaping can reduce radiant heat by up to 50% .
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5. Stay Updated: Key Resources for 2025
- **VicPlan**: Check your BPA/BMO status and download property reports .
- **CSIRO Bushfire Best Practice Guide**: Free, science-backed strategies for retrofitting or building anew .
- **NCC 2022 Part G5**: Updated standards for Class 1–9 buildings in bushfire zones .
- **Local councils**: Mandatory permits and BAL assessments .
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Final Thoughts: A Future-Proof Legacy
Building in Victoria’s bushfire zones is about respect—for the land, your community, and future generations. By blending smart design with ecological sensitivity, you create a sanctuary that’s both safe and sustainable. As architect Ben Callery reminds us, “Resilience doesn’t mean sacrificing beauty; it means designing with intention” .
Elemental - Ben Callery + Tim Shallue
*Stay safe, stay inspired, and let’s protect the bush we love.*
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*References: VicPlan, CSIRO Best Practice Guide, NCC 2022, AS 3959:2018, and local council guidelines.*
Changes to Building Laws - Consumer Alert - September 2016
As a fully registered and Insured Building Practitioner, Ashley stays up to date with the latest building regulations and rules on building a new home or renovating existing ones. The Industry is in the process of being overhauled and we applaud the State Government for getting tougher on those unqualified tradespeople building illegally and undercutting those who work hard to stay registered, insured and qualified to carry out building works. Those signing up consumers as "owner builders" will from September face serious fines for carrying out work without registration and without proper notification to the VBA.
From 1 September 2016, builders entering into a major domestic building contract will be required to provide owners with a Domestic Building Consumer Guide approved by Consumer Affairs Victoria (CAV) before the contract is signed.
The Consumer Guide provides information to owners of their rights and responsibilities, the role of the builder and the requirement that the owner appoint the building surveyor.
The CAV check list that must be included in all major domestic building contracts has also been updated to ensure that the appointment of the building surveyor is done so by the owner. You should not enter in to a contract without the owner first appointing the building surveyor.
Builders must give owners a copy of the Consumer Guide and the owner should complete the check list prior to entering into a major domestic building contract.
HIA is currently in the process of amending its standard contracts to include the Consumer Guide and updated check list.
For further information about the Consumer Guide and the checklist, and to obtain copies of these documents, please visit the CAV website at:
https://www.consumer.vic.gov.au/buildingguide
Other changes from 1 September 2016
A number of other changes from the Bill will commence from 1 September 2016. These include:
The Victorian Building Authority (VBA) being responsible for the registration of builders, replacing the Building Practitioners Board.
Builders will need to renew their builders’ registration every 5 years.
A new show cause process for disciplining builders will be implemented which gives the VBA the power to immediately suspend builders for serious misconduct.
OWNER BUILDERS
From 4 July 2016 the VBA's inspection powers will be extended to include owner-built sites. The powers include:
entering land and/or dwellings under certain circumstances to examine work for compliance
requiring a person (including an owner-builder) to produce certain documents on request
making copies of documents
requiring a person (including an owner-builder) to provide certain information on request.
The new domestic building dispute conciliation process is not expected to commence until early 2017. This reform will include powers for dispute resolution orders to be given by a government official to resolve the dispute.
For further information please contact your Workplace Adviser
on 1300 650 620