Browse Forums Building A New House Re: Info & tips for those building in BAL40 and Flame Zone 2Jul 28, 2015 10:00 pm 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 Bushfire consultants 6Jul 29, 2015 12:47 am BUSHFIRE CONSULTANTS Before submitting my DA to the council, I had gotten some advice from the bushfire consultants, but the council didn’t ask for a bushfire report with my DA, so I thought I’d save money ($400) and not get it. I don’t know if they went off the report with the DA the previous owners had submitted 2 years prior, or if they normally don’t ask for one and just assume the worst. The result was that our DA & CC require all windows & doors to be BAL-FZ even though it specifies the south side is rated BAL-40. Apparently the council likes to increase requirements to cover themselves. The consultants report (that we did eventually get) recommends BAL-40 windows & doors on the south side and shielded parts of the east side. The difference being about $8000 worth of shutters! We submitted the report with a section 961A (application to amend DA). The section 961A cost us $645 (varies according to cost of house). Flame Zone vs Basix 7Jul 29, 2015 1:17 am BASIX One benefit we got from the bushfire rating & requirements was a reduction in the requirement for rainwater tanks. In the Basix assesment there’s a section on how much water you’ll use or save. You get points for water-saving bathroom fittings, rainwater tanks, native garden etc, and lose points for having a big yard and/or lots of lawn. You have to get a certain number of points to pass (required for DA) and I imagine most houses would need a rainwater tank to pass. We have a big property (1200 sqm) and I want the yard to be nearly all lawn (I don’t want gardens to weed). Putting this in the Basix meant we’d need a huge rainwater tank (maybe 5000L) to compensate. That’s where the FZ came to my aid. My bushfire report & DA stippulates that my entire property is to be maintained as an Asset Protection Zone – this means using the front & back yards as a fire-break – keeping it mostly as green lawn, and covering no more than 20% with garden/bushes (or something like that). Luckily that’s what I want anyway. But the point is, there’s an obscure little note in the Basix regarding how to calculate your garden size – you exclude all areas deemed Asset Protection Zone. So, technically, my garden area to be entered into Basix would be 0 sqm! Of course, if you enter “0” it doesn’t believe you, so entered a nominal 50 or so sqm, resulting in a requirement of a 2000L tank. It’s a bit perverse really because it means if you are required to have a large, thirsty lawn and keep it watered (letting it dry out and go brown would create fire fuel) and therefore will use lots of water, then you aren’t required to have a big rainwater tank. Re: Info & tips for those building in BAL40 and Flame Zone 8Jul 29, 2015 5:39 am We bought our land in November 2013 and are just now starting site works due to the compliance with bushfire regulations. We initially did a BAL self assessment (available on RFS website) which identified the block as BAL 40. Our initial quotes with builders factored this in. When we submitted DA, council required an official fire consultant to assess the block which came out FZ. We disagreed with this and worked with RFS to find a solution. By moving the house forward a metre on the block and reducing the length of the house by a metre we were able to achieve BAL 40 on 3 sides and 29 on the front. So although it took a very long time, it was worth the wait as the cost of complying with BAL 40 is about $60000 and we were quoted $260000 for FZ compliance. We are on 1/2 acre block so had the room to move the house around a bit. 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: Info & tips for those building in BAL40 and Flame Zone 9Feb 02, 2016 3:46 pm We are building in Wollondilly and have initially come in as FZ but our neighbors are BAL 29 and theres only 12 metres width seperating our block and theirs, anyone have any tips on downgrading from FZ to bal 29 or 40 Re: Info & tips for those building in BAL40 and Flame Zone 10Feb 02, 2016 5:24 pm The most obvious one is can you move the physical location of your house where you plan to build? I'm surprised that you can use aluminium frames in these BAL wndows. I've installed numerous fire rated windows for houses, offices and factories around Perth (nothing bushfire related) and we have to use a steel frame and beading. Re: Info & tips for those building in BAL40 and Flame Zone 11Feb 02, 2016 6:28 pm Huggy_B The most obvious one is can you move the physical location of your house where you plan to build? I'm surprised that you can use aluminium frames in these BAL wndows. I've installed numerous fire rated windows for houses, offices and factories around Perth (nothing bushfire related) and we have to use a steel frame and beading. Hi Huggy, Brilliant as your idea may be unfortunately we cant. Our block has only a 12 metre width so we need every possible metre we can use Re: Info & tips for those building in BAL40 and Flame Zone 12Feb 02, 2016 7:39 pm zowiec We are building in Wollondilly and have initially come in as FZ but our neighbors are BAL 29 and theres only 12 metres width seperating our block and theirs, anyone have any tips on downgrading from FZ to bal 29 or 40 Did the same inspector do the rating for each block? If not, try paying for a new report from the org that did the neighbours block. Re: Info & tips for those building in BAL40 and Flame Zone 13Feb 02, 2016 7:49 pm Matt1 zowiec We are building in Wollondilly and have initially come in as FZ but our neighbors are BAL 29 and theres only 12 metres width seperating our block and theirs, anyone have any tips on downgrading from FZ to bal 29 or 40 Did the same inspector do the rating for each block? If not, try paying for a new report from the org that did the neighbours block. I am not sure how they got it passed through, we met with their builder and they said they could get the same BAL for us if we went with them(however their costs are WAY too high for our budget). The builders refuse to give us the details of who did their inspections and i have contacted our neighbours aswell who claim the builders have all the documents (which i think is suss) My next step is querying if the council can tell me who did the neighbours inspections Re: Info & tips for those building in BAL40 and Flame Zone 14Feb 02, 2016 8:28 pm If their went DA it might be in their papers. Otherwise you can just lookup BAL inspectors online and find someone yourself. It's very subjective. Our developer (our local council) classified our block as 40. I found an inspector who had already successfully re-classified some blocks in the estate lower. $300 later and our block was 29/19. Saved me heaps. A neighbour later did a "self-assessment" and called his block 12.5 not sure how he got that through but he did. Re: Info & tips for those building in BAL40 and Flame Zone 15Feb 02, 2016 8:33 pm You are totally right Matt its very subjective! Gonna see how I go with getting their inspectors info off council and if theres no luck I'll try another inspector. Fingers crossed Re: Info & tips for those building in BAL40 and Flame Zone 16Feb 03, 2016 5:38 am zowiec You are totally right Matt its very subjective! Gonna see how I go with getting their inspectors info off council and if theres no luck I'll try another inspector. Fingers crossed Our council has the BAL report for each DA on their website. The variation of BAL rating on very similar blocks confounds me. We are 40/29 ( originally FZ/40 until we moved the house by 1 metre). A house 6 doors up is 12.5 and a house 7 doors up in the other direction is 19. Council told us there was no such thing as a precedent in regards to BAL and we couldn't use this info to reduce our BAL. Go figure!! 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: Info & tips for those building in BAL40 and Flame Zone 17Feb 03, 2016 7:58 am Does anyone have any experience or suggestions on how best to fix ember screens to the outside of aluminium window frames. My ember screens consist of stainless steel mesh fitted inside an aluminium frame (similar in appearance to a fly screen) but need to be fitted to the outside to protect the glass. My window manufacturer has been unable to advise me. Re: Info & tips for those building in BAL40 and Flame Zone 18Feb 03, 2016 9:14 am Excellent thread. Very informative kylie40. Beetaloo maybe get some small channel and pop rivet it to the frame and set the screens into that. Stewie Re: Info & tips for those building in BAL40 and Flame Zone 19Feb 03, 2016 6:23 pm Betaloo, after the wrong screens came with frames last week, my BAL-29 ones are coming with the glazing tomorrow. Hooefulky I can enlighten you then. I was told they secure with clips. One of the insulation companies seems to have devised several roofing systems for various BAL including FZ levels to comply with AS3959.. https://www.architectureanddesign.com.au/getattachment/4cc15fab-0457-4339-9550-634311db6037/attachment.aspx Naturally their products feature heavily in these solutions. Not sure if there'd still be compliance if using other products though. Re: Info & tips for those building in BAL40 and Flame Zone 20Feb 04, 2016 5:54 pm Glazing arrived and installed today, and the right bushfire screens as well. These are fitted with 4 spring clips that are twisted outward to clip over the frame. The clips are screwed to their own frame with a small philips head. It might vary with different types of window, mine are uPVC. Hopefully the photo shows it better than the description. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Hi All It has been a few weeks since my last update. The build has been progressing well. No major issues to report. The scaffolding was dropped today, gyprock will be… 96 356950 https://form.jotform.com/240284569218058 Please spare a moment to fill out this survey form for a project. You stand a chance to win a digital gift voucher. Legitimate… 0 2822 Yes it had a house on it. But Melbourne water only wanted something the original size of the existing house. We managed to fit a 45sq house on. 10 33659 |