What a BAL rating is

The six levels and what they mean

A Bushfire Attack Level classifies the potential intensity of bushfire attack on a building at a particular location. The assessment considers ember attack, radiant heat and the potential for direct flame exposure.

Bushfire Attack Levels are used to help determine construction requirements that may apply to certain buildings and building work in designated bushfire prone areas.

Council and Queensland Government mapping can indicate whether land is within a mapped bushfire prone area. That mapping does not necessarily determine the Bushfire Attack Level for an existing or proposed building.

Where an assessment is required, obtain advice from an appropriately experienced bushfire professional and confirm the relevant approval and construction requirements with the building certifier, town planner or council.

BAL-LOW

The assessed level of bushfire attack is considered insufficient to require the specific bushfire construction measures applied to the higher BAL categories. Other building requirements still apply.

BAL-12.5

Exposure may include ember attack and radiant heat up to 12.5 kilowatts per square metre. Specific construction measures may apply.

BAL-19

Exposure may include ember attack and radiant heat up to 19 kilowatts per square metre. Construction requirements become more extensive.

BAL-29

Exposure may include ember attack and radiant heat up to 29 kilowatts per square metre. Additional requirements may apply to external building components and materials.

BAL-40

Exposure may include ember attack, radiant heat up to 40 kilowatts per square metre and an increased likelihood of flame exposure. More substantial construction requirements apply.

BAL-FZ

Flame Zone represents direct exposure to flames, ember attack and radiant heat exceeding 40 kilowatts per square metre. The most stringent construction requirements apply.

An existing home is not automatically required to be upgraded solely because a Bushfire Attack Level applies to its location. Requirements for additions, alterations or other building work depend on the proposed work, the building, the approval pathway and the applicable construction provisions. Confirm the requirements with a building certifier before relying on an assumption.

Why it matters for buyers

Cost, insurance and development potential

For buyers, bushfire exposure may affect future building work, insurance and the practical use of a property.

It should be considered alongside planning controls, access, water supply, vegetation management and other site conditions. The relevant considerations depend on the property and what the buyer intends to do with it.

Construction cost

Higher Bushfire Attack Levels generally involve more extensive construction requirements for new building work. These may affect external walls, windows, doors, screens, roofs, decks, subfloor areas and other components.

The cost depends on the assessed level, building design, materials, site conditions and proposed work. If building, extending or renovating is important to the purchase, obtain project specific advice before relying on a preliminary estimate.

Insurance

Bushfire mapping, location, construction and other property characteristics may influence an insurer's assessment. Premiums, cover and underwriting requirements vary between insurers.

If insurance is important to the purchase decision, obtain property specific quotes and review the proposed cover before committing.

Development potential

Bushfire considerations may affect the location, design and assessment of future development. At higher Bushfire Attack Levels, construction requirements may become more extensive, while planning provisions may separately address matters such as access, water supply, vegetation and emergency response.

If future development is important to the purchase, confirm both the planning and building requirements for the property and proposed work.

A mapped bushfire hazard does not by itself determine whether a property is suitable for a particular buyer. The relevant mapping, any available assessments, the existing building and the buyer's future plans need to be considered together.

What to investigate

Check the relevant council and Queensland Government mapping to see whether the property is within a mapped bushfire prone area.

Ask whether a Bushfire Attack Level assessment or bushfire hazard assessment has previously been completed and request a copy. Check its date, the building location assessed and the assumptions used, as vegetation, site conditions or the proposed building location may differ.

If future building work is planned, obtain advice from an appropriately experienced professional and confirm the applicable requirements with the building certifier, town planner or council.

Local context

Bushfire considerations in the Noosa region

Bushfire hazard can affect properties across parts of the Noosa region, including hinterland, rural residential and bush interface areas. Whether further assessment is needed should be determined from current mapping and property specific conditions rather than assumptions based only on the suburb.

Slope, vegetation, access, water supply and the location of existing or proposed buildings can all influence the matters requiring investigation.

Noosa Council mapping can identify whether a property is affected by the Bushfire Hazard Overlay. Properties within the Sunshine Coast local government area should be checked through Sunshine Coast Council's MyMaps. The Queensland Fire Department's Bushfire Resilient Communities MapViewer provides bushfire hazard mapping and information used by planning and bushfire professionals. It does not provide a site specific Bushfire Attack Level for a particular building.

A building and pest inspection does not determine a Bushfire Attack Level or assess compliance with bushfire construction requirements.

Questions to ask

Is the property within a mapped bushfire prone area?

Has a Bushfire Attack Level or bushfire hazard assessment been completed?

What building location and proposed work did it assess?

Is updated advice required?

What requirements may apply to future building work, access, water supply or vegetation management?