Browse Forums Owner Builder Forum Re: BAL Bushfire Attack Level Ratings - anyone with experien 41Feb 01, 2015 8:02 am I know Wilsey i think my developer is being funny, trying to put an aesthetic over safety or something. Its clear our block's highest rating is a 29 so why say we cant have the appropriate material in line with the RFS guides but push a not so best practice methodology because they want L&C wood fences in the estate. I'm so sorry to hear about you budget blow out! You are 100% right each council is different and it is probably because you are rural. With our 29 we only have a 3000L tank probably because we have a hydrant on the council bit in front of our house. our council and builder told us we also have to have the screen door on the front and on our stacker doors at handover so since we dont mind the screens all be it we are not having diamond grill, we aren't fussed. Here are some useful links for anyone reading on here that has a BAL Window and Door requirements http://www.awa.org.au/documents/item/174 fencing and gates http://www.rfs.nsw.gov.au/__data/assets ... -Areas.pdf And also the building standard is governed by Australian Standard 3959 so goes into detail about things like pergolas, decks etc on blocks with a BAL Re: BAL Bushfire Attack Level Ratings - anyone with experien 42Mar 10, 2015 2:56 pm Sorry I wasn't keeping track of this thread -- I can try and help with any specific requirement questions you might have (my house is BAL29 rated, and I pretty much know the Standards inside out now!). You'll find there is some questionable interpretation in the Standards, and it really depends on how finicky your building surveyor is during final inspection. The "3mm gap or less" requirement is a doosey... there are a LOT of gaps in a house if you look closely (eg: where the flashing meets the roof) so it can go either way. As for cost, I'd estimate it added about $60-80k to the build -- most of that in the solid concrete walls from ground to floor level on my sloping block. The house does feel super solid though... My storybook home build: https://forum.homeone.com.au/viewtopic.php?f=38&t=57987 Re: BAL Bushfire Attack Level Ratings - anyone with experien 43Mar 10, 2015 8:45 pm We have recently had our BAL reduced from FZ to BAL 40 on three sides and 29 on the front. We had to slightly reduce the size of the house and move it forward a metre on the block to achieve this. It has now been a 14 month process but was worth it to reduce costs from $260k extra for FZ compliance to $60k for current 40 and 29. We are currently waiting on construction certificate and then we can start! 11/11/13- dep paid 4/4/14- settlement Feb '15- DA app 6/8/15- CC site works begin 19/8/15- Formwork 25/8/15- slab 3/9/15- elect. appt 13/10/15 - frame started 19/10- bricks started 31/10 - roof done Re: BAL Bushfire Attack Level Ratings - anyone with experien 44Apr 01, 2015 11:23 am caff We have recently had our BAL reduced from FZ to BAL 40 on three sides and 29 on the front. We had to slightly reduce the size of the house and move it forward a metre on the block to achieve this We are in the same situation at the moment - have been advised that it will likely to be FZ on 3 sides and 40 one side, but we have not yet finalised the plans yet. If you dont mind me asking, what was the size of the 'old' design and the reduced size? Did you have to do any clearing on the land to get the rating downgraded? Re: BAL Bushfire Attack Level Ratings - anyone with experien 46Apr 01, 2015 11:45 am Lorri Hi Johnson, you made your own shutters didn't you? Can you put a how to on here? Cheers Lorri Hi Lorri. There are pictures on my blog, and it's relatively straight forward. I used 18mm marine ply as the backing of the shutter, and 12mm hardwood strips screwed onto that for the profile. You can then either coat them with intumescent fireproofing paint (if your application allows), or back them with galvanised iron sheeting. For BAL29 and above you'll need to make sure the shutters are a very snug fit -- no gaps larger than 3mm all round. My storybook home build: https://forum.homeone.com.au/viewtopic.php?f=38&t=57987 Re: BAL Bushfire Attack Level Ratings - anyone with experien 47Apr 02, 2015 10:00 pm Hi abk, We had to reduce 1 metre off the length of the house and move the house forward a metre. This means we now have a 22 metre firebreak between the bush and the house. The house is now approx 40 squares and it's 1/2 acre block. We are removing 18 gum trees but this didn't reduce BAL at all. We are currently waiting on construction certificate and hope to start just after Easter. It's been a 15 month process to get to this stage.... 11/11/13- dep paid 4/4/14- settlement Feb '15- DA app 6/8/15- CC site works begin 19/8/15- Formwork 25/8/15- slab 3/9/15- elect. appt 13/10/15 - frame started 19/10- bricks started 31/10 - roof done Re: BAL Bushfire Attack Level Ratings - anyone with experien 48Feb 21, 2016 10:10 am My advice is to get a complete all inclusive service that includes, design, simulations, engineering and all certificates.. ie, AS & NCC Code compliance, Energy, Structurals and BAL.etc.etc you will definitely save on money, time, less stress, inspection costs in the long term..goodluck Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs 3 4089 isn't a garage level with the rest of the house a given? pretty sure they 'came around' long time ago. if you have a flat block, the garage is usually level with the rest… 1 17407 |