Building or renovating a home in Victoria comes with its own set of considerations, one of which is understanding the Bushfire Attack Level (BAL) that applies to your property.

The BAL is a measure put in place following the tragic bushfires of 2009 in Victoria, designed to enhance the resilience of buildings in bushfire-prone areas.

Understanding Your Property’s BAL Rating

To find out your property’s BAL, you’ll need an assessment from a qualified engineer or fire assessor. This is often a prerequisite before you can proceed with obtaining planning or building permits. While you can conduct a preliminary self-assessment using available guides, a professional evaluation is necessary for official approval.

Assessment Factors

The BAL takes into account several factors:

• Fire Danger Index (FDI): This index predicts the likelihood and behavior of bushfires. Victoria uses two FDI levels based on the region.
• Vegetation Type: The type of vegetation around your property affects your BAL, with classifications ranging from forest to grassland.
• Proximity to Vegetation: The distance from any vegetation to your building plays a part in the assessment.
• Land Slope: The gradient of your land influences bushfire behavior and, consequently, your BAL.

Implications of Your BAL Rating

Your BAL rating will determine specific construction requirements to mitigate bushfire risks. These range from no special requirements at BAL-LOW to stringent measures at higher levels, like BAL-29, BAL-40, and BAL-FZ. As you move up the scale, you’ll need to use materials and safety features that enhance bushfire resistance.

• BAL-LOW: There are no special construction requirements for BAL-LOW. Standard building practices are sufficient, as there is a very low risk of bushfire attack.
• BAL-12.5: Construction must protect against ember attack. This includes using ember guards and non-combustible or ember-resistant materials for roofs, gutters, and decks.
• BAL-19: Homes must be able to withstand increasing levels of ember attack and burning debris ignited by windborne embers, as well as radiant heat exposure. Windows, decks, and external walls require specific materials to resist heat and embers.
• BAL-29: Buildings must be prepared for higher levels of ember attack and potential exposure to flames. This involves using specific materials for external walls, windows, and doors, and ensuring that structures like decks are made from non-combustible materials.
• BAL-40: Homes are expected to provide a high level of protection against ember attack, radiant heat, and potential exposure to flames. This involves comprehensive use of flame retardant materials and design features that shield the home.
• BAL-FZ (Flame Zone): The highest risk level requires the most robust construction standards to withstand direct exposure to flames from the front of a bushfire, as well as heat and ember attacks. This may include exterior walls that are flame-resistant, window and door shutters, and decks that are designed to resist significant heat.

It’s essential to factor in that BAL-related construction measures can affect the overall cost of your building project. These costs are variables and usually can’t be finalized until after the BAL assessment.

Planning Your Build with BAL in Mind

Once you’re armed with your BAL rating, you can begin to design and build your dream home. It’s critical to ensure your architect, designer, and builder are all on the same page regarding the BAL requirements to ensure a seamless build process.

If you have questions about BAL or how it impacts your home-building plans, don’t hesitate to leave a comment below. Our team is ready to assist with the information you need.