Well, the good news for me was that the Council in their wisdom decided that my house was only BAL 12.5.
I'm not questioning it with them, but I reckon they are wrong...still its cheaper for me so YAY!
This is what the Builder put on the plans which were submitted to Council.
Provide BAL 12.5 bush fire level construction as per councils development application and A.S. 3959-2009 to include:
Flooring
* Concrete Slab on Ground (Included)
External Walls
* Must be of external leaf masonary, concrete or stablised earth. (Included)
* No external leaf cladding of sheet material permissible where less than 400mm above adjacent ground level (Note)
Windows/ Doors
* Provide fire-retardant Merbau Door frames to Entry, Laundry, Garage & Balcony in lieu of standard. (Clear/Paint grade finish)
* No Allowance has been made for screens to Entry, Laundry, Garage & Balcony external hinged doors (Note)
* Provide a minimum 4mm toughened glazing to lower portion of windows ONLY to Home Office, Leisure & Family room
windows. (Included)
* Aluminium stacker doors to remain closed if occupants are not present or in the event of a bushfire threat. (By Owner)
External Doors
* Provide Draught excluders to Entry, Laundry, Garage & Balcony external hinged doors. (Included in Basix package)
* Provide a minimum 4mm toughened clear glazing to front Entry, Laundry & Balcony external hinged doors. (No Charge)
* Provide a minimum 4mm toughened glazing to Outdoor Leisure aluminium stacker doors. (No Charge)
Roofs
* Provide fully sarked roof construction. (Included in Basix package)
Roof Lights
* All roof lights and associated shafts shall be sealed with Non-combustible sleeve / lining. (By Client where required)
Eaves
* Eaves shall be enclosed with Fascia or gaps between rafters being sealed. (Included)
Gutters and Downpipes
* Owner to provide expanded gutter guards (leaf stoppers) to all gutters and valleys with a flammability index no greater then 5,
Subject to council request. (By Owner if required)
Service Pipes
* All service pipes for water and gas supplies to be buried to a depth no less than 300mm. (Included)
This notation came back on the stamped plans - so Council here obviously likes it!
Council did not require me to include gutter / valley guards so YAY there too!
So total inclusions for me that are required for BAL 12.5 are:
- Spark arrestors on every weephole - $880
Spark guards to whirlybirds - $87
Aluminium mesh on all openable window - $1872
Provide fire-retardant Merbau Door frames to Entry, Laundry, Garage & Balcony ilos - $1890
Provide seals to top and sides of Garage panel lift door - $520
Total additional cost to me $5249 which I think is great as I had budgetted $10k!
My Builder had originally tried to include this as one cost - I did not allow that - I am paying for it, I want to see exactly what I am paing for!!
Hope this helps!