Browse Forums Windows & Doors 1 Jul 19, 2015 11:28 pm Building a house that needs to meet BAL19 standards and builder has factored that into their price, but like many things without detail on how specifically this will be met. Have had a read of what this means, but like many things like this it is clear as mud. So have a couple of questions. Firstly does BAL standards apply to very door/window in the house, or just to those on the side that would be most likely under attack from fire? In my case the front of the house looks out to an open grass paddock so would be the likely location. For windows one document I've seen says they must comply with one of the following options: Option 1: Standard windows can be used provided they are completely protected by bushfire shutters complying with AS3959:2009. Option 2: Standard windows can be used provided they are completely protected by external metal mesh screens with a maximum aperture of 2mm. Screen must be steel, bronze or aluminium wire. Option 3: Windows must meet the following: 1. Where annealed glass is used, glass must be screened externally with metal screens with maximum aperture of 2mm. (steel, bronze or aluminium) 2. If 5mm toughened glass used throughout, openings must be internally or externally screened with metal screens with maximum aperture of 2mm. (steel, bronze or aluminium) 3. Exposed external hardware that supports the sash in its function of opening and closing to be made from metal. 4. All glass within 400mm of ground or other structures within 18 degrees of horizontal (refer 4 Diagrams pp.12-13) must be glazed in toughened safety glass minimum 5mm. 5. If windows are within 400mm of ground or other structures within 18 degrees But what does this really mean in simple talk? What should I expect? And doors it says: Option 1: As per windows. Option 2: As per windows. Option 3: As per windows above 5mm Toughned Glass 1. Doors must be made of: a. Non combustible; or b. 35mm solid timber for the first 400mm above threshold; or c. Have a non combustible kickplate on the outside for the first 400mm above the threshold; or d. A fully framed glazed door must be made from materials required by AS3959:2009 or a timber species from p.14 & 15 2. Doors shall be tight fitting to the door frame 3. Weather strips, draught seals shall be installed at base of side hung external doors. 4. Hinged Doors are not required to be screened So again what should I expect, bearing in mind the door that I have chosen is the Corinthian PMAD104. Re: BAL, what does it mean for doors and windows 2Jul 20, 2015 8:57 am Hi AJW The codes are pretty clear on whats required, although I do agree they can be better illustrated and explained to the lay person. I suggest you wait and see what the builder proposes, and then have it professionally re-assessed. Manufacturers should have fire rating on their products. I've seen many so called professional assessors try to interpret the codes and advice clients that they can down grade the ratings in order to bring the BAL costs down. Unfortunately,in the long term it winds up costing more in increased insurance premiums. Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: BAL, what does it mean for doors and windows 3Jul 20, 2015 9:56 am StructuralBIMGuy Hi AJW I suggest you wait and see what the builder proposes, and then have it professionally re-assessed. Manufacturers should have fire rating on their products. Actually the builder hasn't proposed anything specifically, except to say the house meets (and I have already been quoted for in teh fixed price) BAL19. Since I found out the front and back doors I choose from their standard range are only rated at BAL12.5, so I don't think they have given it too much thought hence my question. Re: BAL, what does it mean for doors and windows 4Jul 20, 2015 11:35 am AJW Since I found out the front and back doors I choose from their standard range are only rated at BAL12.5, so I don't think they have given it too much thought hence my question. The builder is surpose to go through all the up grades with you and then they are checked by a building surveyor. If when built they are deemed to be non-compliant..for whatever reason ie someone makes a mistake or substitution beit builder,sub contractor,BS,Designer etc..then it is a hell of a job to re-assess as similar or alternative equivalent performance. Most codes specify testing, calculations and simulations as an alternative. Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: BAL, what does it mean for doors and windows 5Jul 20, 2015 1:56 pm You are actually quite lucky to have a 'low' BAL. To upgrade windows to a compliant BAL 19 glass shouldn't be that expensive. I have just upgraded mine to BAL 29 and I have a lot of glass and it cost me about $800 extra. The building documentation should already have these requirements stipulated and the builder should have quoted on them. I would suggest asking the builder to outline the windows, doors, flyscreens and building materials he will be using to meet these requirements and then double check them yourself if you are doubtful. Good luck. Re: BAL, what does it mean for doors and windows 6Jul 20, 2015 2:43 pm dolphinblu You are actually quite lucky to have a 'low' BAL. To upgrade windows to a compliant BAL 19 glass shouldn't be that expensive. I have just upgraded mine to BAL 29 and I have a lot of glass and it cost me about $800 extra. The building documentation should already have these requirements stipulated and the builder should have quoted on them. I would suggest asking the builder to outline the windows, doors, flyscreens and building materials he will be using to meet these requirements and then double check them yourself if you are doubtful. Good luck. The only mention of BAL is in the site specific inclusions, just a line that says meets BAL19. What I mean by site specific, the builder has a standard inclusions list, followed by site specific inclusions to meet estate and local government requirements which overrides any conflict with the standard list (colorbond roofing for example, the standard inclusion is tiles, but site specific is colorbond). Followed of course by my variations etc. As such it isn't going to cost me a cent to fix (if it needs fixing) as my base contract is fixed price and clearly says the building meets BAL19. If they have stuffed up and not factored it in, then as far as I am concerned it is their issue to fix, and fully at their cost because they sold it to me as complying. As mentioned I have my doubts they have factored it in as they got me to select doors from their standard range that the manufacturer says only meets 12.5. My guess is being a volume builder the details were not passed through to head office. There were some other estate specific items that didn't get passed through to drafting and 'head office' that I picked up on that have been rectified at zero cost. Anyway have told them about the doors and have asked for details on how they plan to meet BAL19. Will be interesting to see their response. Re: BAL, what does it mean for doors and windows 7Oct 18, 2015 9:55 pm We are in a BAL FZ and BAL40 zone - so pretty extreme end. My suggestion is don't leave it up to the builder to determine what needs to be done, educate yourself so that you know what is expected of the builder and how your house is being built. If we left this up to our builder our house would have had to be pulled down and would not have passed certification - he failed to do any research or understand what was required to meet the DA conditions of building in a BAL FZ/40 zone, like for eg failed to factor in shutters on all opening doors and windows, failed to understand (after several attempts by us to educate him) that the walls and roof needed to be built to a certain standard for BAL FZ and that we were not allowed wood to feature anywhere externally (even though he kept on referencing a pine deck!!!). Get in contact with RFS (although many of my questions remained unanswered) and a fire consultant (ours was awesome, such a wealth of knowledge and guidance in interpreting the standard and also DA consent conditions). Also speak to the person at council who approved your DA, they can also be helpful in interpreting the consent conditions Make sure your window/door provider has a copy of the DA Consent so that they know wht they need to provide and what you are allowed - our builder didn't and ended up with some windows which were not what we requested - because he failed to communicate to the window provider. If I had more time I would try and answer your questions however this reno takes up all my available time. best of luck Re: BAL, what does it mean for doors and windows 8Oct 18, 2015 10:10 pm chica We are in a BAL FZ and BAL40 zone - so pretty extreme end. My suggestion is don't leave it up to the builder to determine what needs to be done, educate yourself so that you know what is expected of the builder and how your house is being built. If we left this up to our builder our house would have had to be pulled down and would not have passed certification - he failed to do any research or understand what was required to meet the DA conditions of building in a BAL FZ/40 zone, like for eg failed to factor in shutters on all opening doors and windows, failed to understand (after several attempts by us to educate him) that the walls and roof needed to be built to a certain standard for BAL FZ and that we were not allowed wood to feature anywhere externally (even though he kept on referencing a pine deck!!!). Get in contact with RFS (although many of my questions remained unanswered) and a fire consultant (ours was awesome, such a wealth of knowledge and guidance in interpreting the standard and also DA consent conditions). Also speak to the person at council who approved your DA, they can also be helpful in interpreting the consent conditions Make sure your window/door provider has a copy of the DA Consent so that they know wht they need to provide and what you are allowed - our builder didn't and ended up with some windows which were not what we requested - because he failed to communicate to the window provider. If I had more time I would try and answer your questions however this reno takes up all my available time. best of luck Thanks for the advice. All is good now, after pushing the builder and asking specific questions by doing as you suggested I now have a very detailed list of what they plan to do and it is listed on the approved plans. Now to make sure they actually do it. Fortunately BAL19 not quite as strict as your place by the sounds of it. What they will provide is: ● All openable windows to be fitted with corrosion-resistant aluminium mesh screens with a maximum aperture size of 1.8mm as per AS3959 ● All fixed and openable windows within 400mm from natural ground, deck or timber element (eg pergola) to have 5mm toughened glass as per AS3959 ● All external doors to be fitted with weather strips as per AS3959 ● All external hung doors (excluding front entry door) to be fitted with corrosion-resistant aluminium mesh screens with a maximum aperture size of 1.8mm as per AS3959 ● Provide all external sliding doors to be fitted with corrosion-resistant aluminium mesh screens with a maximum aperture size of 1.8mm as per AS3959 ● All external sliding doors to have 5mm toughened glass as per AS3959 - ● Ember seal Garage door kit as per AS3959 ● All weep holes and vents to be fitted with spark guards made from corrosion-resistant aluminium with a maximum aperture size of 1.8mm ● Corner aluminium window mullion in lieu of silicone jointed window (where applicable) ● Provide allowance for Front Entry Corinthian Door upgrade to comply with Bushfire requirements Note: Pivot doors do not comply with BAL 19 Re: BAL, what does it mean for doors and windows 9Oct 25, 2015 11:14 am Chica- where did you source your shutters for BAL FZ from? Re: BAL, what does it mean for doors and windows 10Oct 27, 2015 10:17 pm we sourced our shutters from Shutter World. Nice design and finish to the shutter. They were recommended to me by our fire consultant. There is no approved BAL FZ shutter on the market (found this out after researching, speaking to our fire consultant and RFS), shutters just need to be made of non combustible material (metal) and have no gaps >2mm. I believe its the combination of the shutters and the window specs that bring the window opening up to BAL FZ standard. Our fire consultant has been awesome, able to answer qns that council, RFS and certifier could not answer. Control Line is the company and Craig was the man I dealt with 3 4167 Flashings over doorways and windows our carpenter has installed flashings that is buckled and short of the window frames and door frames is this right Is there a… 0 10923 |