Run down on BAL Assessments

Get the run down on BAL Assessments, Do you need one, know what it is and why?

Class 1a dwelling or a class 10a within 6m of a Class 1a dwelling and you are in the Bushfire Prone Area (BPA) , then you will need a BAL Assessment.

Its not always that simple so if unsure call us and we will HELP.

Top 6 reasons to get a Level 2 Consultant:

1. Comprehensive Services: A BPAD Level 2 Consultant can provide all necessary services to ensure your development meets regulatory requirements. They can handle complex jobs without delay compared to a BPAD Level 1 Assessor who is limited to providing only a basic BAL rating.
2. Regulatory Compliance: Using a BPAD Level 2 Assessor ensures that your project complies with planning and building regulations in bushfire-prone areas. This compliance is critical for obtaining development approvals from local government authorities (LGA) .
3. Expert Knowledge: BPAD Level 2 Assessors have specialized training and knowledge in bushfire assessment and mitigation, providing expert advice on site assessments, vegetation classification, and slope analysis.
4. Efficiency and Thoroughness: BPAD L2 Assessors can produce accurate and thorough documentation quickly, including BAL Reports, Bushfire Management Plans (BMP), and Bushfire Management Statements (BMS). This efficiency helps in avoiding delays in your planning and building processes.
5. Mitigation Strategies: BPAD L2 Assessors can recommend strategies to reduce the Bushfire Attack Level (BAL) rating. Reducing the BAL rating can significantly lower construction costs and improve the safety of the building and its occupants. This is site specific and can significantly vary.
6. Enhanced Property Value and Safety: A properly conducted BAL assessment and subsequent compliance with the SPP3.7 and the AS 3959 standards can enhance property value and safety. It also can positively impact insurance premiums by demonstrating a lower risk of bushfire damage.

3 reasons to avoid getting a cheap assessment:

1. Regulatory and Compliance Risks:
   • A cheap BAL assessment can lead to regulatory and compliance issues. Incorrect assessments may result in non-compliance with local government authority requirements, which can halt your project, lead to potential fines, legal complications.
   • due to this you may end up paying three or four times the amount in the long run to fix up these mistakes.
2. Increased Insurance Risks:
   • Using an inaccurate BAL assessment for your property can lead to significant risks with your insurance. Consequently, insurance companies may deny claims or increase premiums if they discover that the property was not assessed correctly or if the actual bushfire risks were understated.
   • Your dwelling may be incorrectly sited with the wrong BAL rating, and when it comes time for the insurance payout, this may be questioned.
3. Safety Hazards:
   • An inaccurate BAL assessment can fail to identify the true bushfire risks or some operators change the rating to suit the lot or customers requirements, putting the property and its occupants’ safety at higher risk.
   • In some cases these situations have created properties that are of a higher risk that are difficult to mitigate. Proper assessments ensure that the construction and design of buildings can withstand potential bushfire threats.

I have decided to buy a property, should I get a BAL Assessment?

Yes, a BAL Assessment by a BPAD Level 2 Consultant should be the FIRST thing on your list, I will explain the basic process and why and for each scenario below:

Buying a Vacant Bush lot

When you buy a vacant block in a bushfire-prone area, you should involve a Bushfire Consultant as part of the initial purchase process. This proactive step ensures that you are fully aware of the bushfire risks and necessary safety measures right from the start.

Read more here on a Basic Bush Block

Consider what you want to do with the property, there are several steps you should follow to ensure that you can build on the land safely and comply with local regulations:

1. Check Bushfire-Prone Area Status:
   • Verify whether the block is in a bushfire-prone area by using online resources such as the DFES Bushfire Prone Areas Map .
2. Engage a BPAD Level 2 Assessor:
   • Contact a BPAD Level 2 Assessor to conduct a BAL (Bushfire Attack Level) Site Assessment. This assessment evaluates the block for potential bushfire risks and is essential for obtaining a BAL Report and Certificate, you will not get the certificate till you provide a site plan.
3. Consider Potential Building Sites:
   • Discuss potential building sites on the block with the assessor. They can recommend areas that may naturally achieve a lower BAL rating, potentially reducing construction costs. See Siting for bushfire Defence.
4. Obtain Initial BAL Report and Certificate or BAL Contour Map:
   • Get the BAL Report and Certificate or BAL Contour from your assessor. This document is crucial for planning and compliance purposes and will guide you in understanding the required construction standards and costs associated with different BAL ratings.
   • See Why is it BAL-FZ.
5. Consult Local Government Authority (LGA):
   • Present the BAL Report to the local government authority and determine if they require any further documentation, such as a Bushfire Management Plan (BMP) or Bushfire Management Statement (BMS), for development approval.
   • By doing so, you can bring the rating down to a manageable level.
6. Plan for Vegetation Management:
   • Work with your assessor to plan compliance with any vegetation management requirements.
   • Manage vegetation according to the approved BMP or BMS once you have obtained the necessary approvals.
7. Check Building Requirements and Costs:
   • Understand the additional construction requirements and costs associated with the identified BAL rating. Consult your builder early to avoid any surprises regarding construction costs.

Rundown on a Block with an existing dwelling

When buying a block with a dwelling on it in a bushfire-prone area a Bushfire Consultant should be part of the initial purchase process, everytime.

You should consider what the future holds, are you wanting to renovate, extend, subdivide or construct then you these are the steps you should take:

1. Check Bushfire-Prone Area Status:
   • Verify whether the block is in a bushfire-prone area by using online resources such as the DFES Bushfire Prone Areas Map.
2. Engage a BPAD Level 2 Assessor:
   • Contact a BPAD Level 2 Assessor to conduct a BAL (Bushfire Attack Level) Site Assessment for the existing dwelling. This assessment will evaluate the property for potential bushfire risks and is essential for planning future modifications, additions or for insurance purposes.
3. Obtain BAL Report and Certificate or BAL Contour Map:
   • Get a BAL Report and Certificate or Contour from your assessor if you plan on extending the current dwelling.
   • This document will help you understand the current bushfire risk level of the dwelling.
4. Consult Local Government Authority (LGA):
   • Present the BAL Report to the local government authority and determine if they require any further documentation, such as a BMP or BMS.
   • This step ensures all necessary paperwork is in order for development approval.
5. Review Building Compliance:
   • Verify whether the existing dwelling complies with the relevant construction standards based on the BAL rating. If not, consider any retrofit upgrades to meet the AS 3959 standards. You are not required to do this as the existing structure is compliant without it.
6. Consider Insurance Implications:
   • Provide the BAL Report to your insurance company. Some insurance companies require a BAL assessment to determine the cost of rebuilding in the event of a bushfire. Accurate reporting can affect your insurance premiums and coverage.
7. Plan for Vegetation Management:
   • Work with the assessor to ensure compliance with vegetation management requirements.
   • Ensure your dwelling has an appropriate Asset Protection Zone (APZ) and actively manage vegetation as per guidelines to minimize bushfire risks.
   • By doing this, you reduce the potential fuel for fires and create a safer environment around your home

Building a Shed or other Class 10a Structure

When siting a Class 10a structure (such as a shed, gazebo, carport, or similar) it’s essential to think about positioning.

Position these structures more than 6 meters away from a habitable dwelling (Class 1a) to avoid a BMP or any bushfire construction standards.

By ensuring this distance, you can streamline compliance.

If the Class 10a structure is within 6 metres of a Class 1a dwelling, it must adhere to the BAL construction requirements as outlined in AS3959.

Then, it will require establishing an Asset Protection Zone as prescribed by a BMS or BMP. By following these guidelines, you ensure your property meets the necessary safety standards.

Tip: stay more than 6m from a Class 1a!

The above considerations become more relevant as the lot size decreases. For example, the smaller lot below only permits placing the shed more than 6 meters from the dwelling. Any other location will not get approval. Therefore, seeking advice as soon as possible is the best option.

Why Choose WA Fire & Safety Bushfire Consultants?

Choosing WA Fire & Safety as your bushfire consultant comes with several distinct advantages:

1. Expertise and Accreditation:
   • WA Fire & Safety holds BPAD Level 2 Accreditation, ensuring you receive services from highly qualified professionals. They can handle all aspects of bushfire risk assessment and management, providing you with peace of mind and expert guidance.
2. Comprehensive Services:
   • They provide a full range of services, including Site Assessments, BAL Reports and Certificates, Bushfire Management Plans, and Statements.
   • This ensures that all your needs are met under one roof without requiring multiple consultants.
3. Regulatory Compliance:
   • WA Fire & Safety has a deep understanding of local regulations and requirements.
   • They ensure that all documents comply with the latest standards and LGA requirements, such as those outlined by Mundaring and Swan.
4. Proven Track Record:
   • After thousands of assessments, earning trust and endorsements from LGAs like the Shire of Mundaring, City of Swan, and City of Armadale.
   • WA Fire & Safety is also a preferred supplier for the WA Local Government Association (WALGA).