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Preliminaries
Draftspeople vs Architects – What’s the difference?
🏡 Draftsperson vs Architect: Who Should You Choose for Your Second-Storey Addition?
Adding a second storey to your home is a major renovation that can transform your living space, increase property value, and give your family room to grow. But before the building begins, one key decision needs to be made: Should you engage a Draftsperson or an Architect?
Both professionals play vital roles in the design and construction process, but they offer different skill sets, services, and price points. Here’s a breakdown to help you make the right choice for your project.
👷♂️ What Does a Draftsperson Do?
A Draftsperson is trained to produce detailed technical drawings and documentation required for council approvals and construction. They typically work on residential projects and are well-versed in local building codes and standards.
Pros of Hiring a Draftsperson:
✅ Efficient and practical approach
✅ Specialises in precise technical drawings and documentation
✅ Cost-effective option for clear, uncomplicated designs
✅ Great for projects with clear requirements
✅ Collaborates closely with builders and engineers
✅ Can oversee the full design and approval process
Best for: Homeowners with a clear vision who want a cost-effective solution for a standard second-storey addition.
⏳ Estimated design timeline: 1–3 months
🧑🎨 What Does an Architect Do?
An Architect is a registered professional with formal training in design, planning, and project management. Architects bring creative flair and holistic thinking to a project, considering aesthetics, functionality, sustainability, and long-term value.
Pros of Hiring an Architect:
✅ Expert in design, aesthetics, and spatial planning
✅ Offers detailed plans including cabinetry and fixing specifications
✅ Includes product selections and technical specs
✅ Ideal for complex sites or heritage-listed properties
✅ Can manage the entire design and approval process
✅ Delivers creative, sustainable design solutions
Best for: Homeowners seeking a unique design, facing site challenges, or wanting a high-end bespoke finish.
⏳ Estimated design timeline: 6–18 months
🏗️ Which One Is Right for Your Second-Storey Addition?
The choice depends on your budget, vision, and site conditions.
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If your project is straightforward, and you’re working with a builder who already has a clear plan, a Draftsperson may be all you need.
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If your home is heritage-listed, sits on a sloping block, or you’re looking for a bespoke design that incorporates specific design features and materials you have in mind, an Architect brings the creative vision and technical expertise to transform challenges into a standout design.
📋 Final Thoughts
Both Draftspeople and Architects are valuable contributors to the building process. The key is to choose the professional whose skills align with your goals. Whether you’re after practicality or creativity, make sure they’re experienced in the second-storey additions and extensions space and familiar with your local council’s requirements.
Need help finding the right professional for your renovation? Reach out and we’ll point you in the right direction.
Why you should invest in a professional build cost estimate
Should You Pay for a Pre-Build Consult?
What makes paying for a professional build cost estimate a good investment? By paying for a professional build cost estimate a building consultant is enabled to dedicate their time and care in which they can apply a holistic approach to an entire project (with or without plans) delivering a detailed build cost estimate. They are providing you with a valuable time-based service that should leave you feeling educated, empowered and aware of the possible next step(s) forward with your investment. This is inclusive of the building consultant not only meeting with you at your home or over the phone; but also spending time researching your needs, sourcing prices and products, liaising with relevant trades and suppliers, it can also include contacting the council, a draftsperson, an engineer and any additional specialists (such as a bushfire consultant) before delivering you an accurate tailored solution which will enable you to make an informed decision on your investment. Through this process, you are also being educated about the build and the valuable information you receive should be followed with a responsive service that will lead to an accurate proposal and tailored solution for your home – your investment, your family, your lifestyle, and your goals. By investing in a professional build cost estimate; You are investing in yourself.
When I say you are educating yourself, what does that mean? Throughout their career, a builder will work across multiple projects and gain a valuable wealth of knowledge and experience often leading to specialising in specific build types. (eg. additions, extensions, project homes). It is always recommended to engage in a builder that specialises in the type of build you are interested in.
When engaging a building consultant through a professional build cost estimate, the consultant is dedicating their time with you to impart their knowledge and educate you. They should be able to explain the building process and liaise directly with the builder to provide solutions based on their extensive knowledge and experience within the building industry. They should be able to listen to your needs and then respond with information to help you understand what is a viable investment and what isn’t. A building consultant should be able to discuss specific building materials, their features, benefits and their associated costs and make recommendations based upon your project, Council requirements, budget constraints and your lifestyle. You should be provided with information and advice to help you understand how you can improve the aesthetics and streetscape of your home and also provide quality and cost-effective solutions for the interior and exterior of your project that will add value. Alongside this, the building consultant alongside the builder should be able to explain the best practices to achieve energy efficiency, working towards the sustainability of your home – which is a major factor in today’s building. Read More
Why Is My Build So Expensive? Don’t Blame the Builder for Your Pricey Plans
Why Your Build Might Cost More
We’ve all been there—you’ve dreamed up your perfect home, found an architect to bring your vision to life, and excitedly handed over the plans to a builder for a quote. Then, reality hits. The number they give you is nowhere near what you expected, and suddenly, frustration sets in.
But here’s the truth: the builder isn’t the bad guy here.
Understanding the Disconnect
A builder’s job is to take a set of plans and turn them into a physical structure. They price materials, labour, and logistics based on what’s on paper and from visiting site. If that price is out of your budget, it’s not because they’re overcharging—it’s because what you’ve designed is simply more expensive to build than you anticipated.
This is a common issue in home construction, and it typically happens for a few key reasons:
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Architectural Plans vs. Budget Reality – Many homeowners work with an architect or draftsperson first without setting a clear budget. The result? A stunning design that doesn’t match what they can afford.
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Rising Construction Costs – Prices for materials and labour fluctuate, sometimes significantly, between the time you plan and the time you get a quote.
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High-End Features Add Up – Custom finishes, complex rooflines, large windows, and high-end materials drive up costs fast. Every detail in your plan impacts the final price.
What You Can Do Instead
If your builder’s quote is giving you sticker shock, take a step back and reassess rather than placing blame. Here’s how to move forward:
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Start with a Budget, Not Just a Dream
Before hiring an architect or draftsperson, talk to a builder about what’s realistic within your budget. They can give you build cost figures and steer you away from designs that will break the bank. -
Communicate Early and Often
Instead of designing in a vacuum, involve the builders in the process. Some even offer pre-construction consulting to help align design choices with affordability. -
Be Ready to Adjust
If the quote comes back too high, don’t panic. Work with your builder to identify cost-saving adjustments—simplifying the design, opting for more affordable materials, or phasing construction over time. -
Understand Where Your Money is Going
Ask your builder to guide you. You might find that small changes, like reducing square metres or choosing standard finishes, can make a big difference.
Builders Are Your Allies, Not Your Enemies
A good builder isn’t trying to rip you off; they’re trying to give you a realistic price for what you’ve asked them to build. Instead of getting frustrated, use their knowledge to help refine your plans and get closer to what you can afford.
The key to a successful project isn’t just a great design—it’s a design that fits your budget from the start. So before you get mad at the builder, make sure you’ve set yourself up for success.
How 32 Degrees Building Does It Differently
At 32 Degrees Building, we take a smarter approach to building projects, helping homeowners avoid this frustrating situation. Instead of waiting until the final design stage to consider pricing, they:
✅ Work with clients from the very beginning to align designs with budget expectations.
✅ Provide transparent pricing and expert advice before committing to architectural plans.
✅ Specialise in cost-effective construction solutions without sacrificing quality.
✅ Offer pre-construction consulting to make sure your dream home stays within reach.
Don’t Let Budget Surprises Ruin Your Build—Get It Right from the Start!
If you’re planning a home addition, extension, or large scale renovation, don’t wait until it’s too late to consider your budget. 32 Degrees Building can help you design smarter and build with confidence.
👉 Contact the team on 02 4647 2324 or via https://www.32degreesbuilding.com.au/contact/ to start your journey the right way!
Building Your Dream Home: Plans First or Builder First?
Do You Start with Plans or a Builder First?
When embarking on a Second Storey Addition, Ground Floor Extension or Large Scale Renovation project, one of the critical decisions you’ll face is whether to start with architectural plans or consult a builder first. It’s a topic that often divides opinions, with some advocating for plans first and others for the builder-first approach. At 32 Degrees Building, we believe that choosing the builder-first approach can save you time, money, and unnecessary headaches down the road. In this blog, we’ll explore why it might be in your best interest to consult a builder before diving into architectural plans.
1. The Budget-Conscious Approach: One of the initial concerns when starting any construction project is budgeting. Will your dream design align with your financial resources? Architects are experts at creating beautiful designs, but they might not fully understand your budget constraints. By approaching a builder first, you can get an accurate quotation upfront, allowing you to make informed decisions about your project’s scope and financial feasibility.
2. Realistic Cost Assessment: Builders are well-versed in construction costs, market trends, and material expenses. When you consult a builder first, you tap into their expertise. They can provide valuable insights into cost-effective design choices and suggest alternatives that can save you money without sacrificing your vision.
3. Holistic Project Management: Opting for a builder-first approach means you’re not just receiving a quote. You’re partnering with professionals who can handle the preliminary aspects of your project, including architectural plans, engineering, and approval processes. This holistic approach saves you time, money, and the stress of coordinating various services independently.
4. Avoiding Costly Redesigns: Imagine spending a significant sum on independent architectural plans, only to discover that they don’t fit your budget or your vision needs adjustments. The cost of revisions or a complete redesign can be substantial. When you consult a builder first, they will work with you on your plans early on and provide valuable feedback, helping you avoid expensive changes later in the process.
5. Standard Preliminaries Simplified: At 32 Degrees Building, we offer a comprehensive preliminary service that covers all essential aspects of your project, such as architectural plans, surveys, BASIX compliance, environmental assessments, waste management planning, external colour scheduling, structural adequacy certificates, engineering plans, stormwater plans, Sydney Water Tap-In Approval, and assistance with the application process to Council or Certifier. Our bundled service not only streamlines the process but also offers cost savings compared to sourcing these services independently.
6. Cost Efficiency: Contrary to popular belief, obtaining preliminary services independently may not save you money. Our integrated package is designed to be more cost-effective while ensuring that all necessary aspects are handled efficiently.
Conclusion: In the pursuit of your dream home, the choice between plans first or builder first can significantly impact your project’s success. At 32 Degrees Building, we advocate for the builder-first approach, which provides you with a realistic cost assessment, holistic project management, and valuable insights to align your vision with your budget. Our comprehensive preliminary service simplifies the process and offers cost-efficiency.
To learn more about how our builder-first approach can benefit your second-storey addition, ground floor extension, or large-scale renovation, please contact us. We’re here to help you turn your dream home into a reality while keeping your project on track and within budget.
What should you expect to pay before your build can start?
What Do Renovation Plans Really Cost?
To fund an addition or extension on your home, you may find yourself applying for a Construction Loan with your lender. This is all well and good, however, you may find that the lender will not formally approve and release funds until plans, Council approval and a Contract is in place outlining the progress stage payments of the build. So, to get to this point, how much should you expect to outlay? The short answer is that we find for most of our clients it’s around $25K-$30K to complete the preliminary stage – this is for preparation of all the documents required to start building. Here at 32 Degrees Building we break it down into two manageable costs for our clients and below is an explanation of the preliminary process to help you as a client understand what happens before we can issue contracts and start your build:Preliminary Phase 1: Design and development of your architectural plans
This is the start of your building journey with us. Here we coordinate a survey and engage the draftsperson to come out and meet with you. The draftsperson will talk you through your ideas, then design your initial concept plan to align to the quotation you have received. Usually, a few tweaks may be required and then you can sign off your concept plan and the full architectural drawings can be created ready for us to lodge for planning approval.
Preliminary Phase 2: Council Lodgement – Development Application & Construction Certificate OR Complying Development Consent
Once your plans are finalised (sitemap, elevations, shadow diagrams, floor plans etc..) the next step is where we will lodge your plans to Council or to a Private Certifier either as a Complying Development Consent OR as a Development Application and Construction Certificate
CDC or DA/CC fees will be advised once plans are developed and a Council fee quote can be provided. Here we obtain the additional relevant documentation needed in order for your build to be ready to start and this includes;
- Statement of Environmental Effects – Details the potential environmental impacts the proposed build will have.
- Waste Management Plan – Applies to all homes across Australia and explains how waste generated onsite will be managed, maintained and disposed of.
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BASIX – The Building Sustainability Index applies to all residential homes across NSW and confirms the glazing and energy rating minimum that is required to comply to
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Engineering plans and if a first floor addition a first floor certification to confirm your existing home will support the addition
- Hydraulic plan and certification – This is to confirm your stormwater connections and how we will connect to the existing or if there are upgrade to the existing needed
- Sydney Water check – To confirm that your build will not impact any of Sydney Waters assets
- Sewer Service Diagram – We obtain this for the plumber to see where the existing connections to the home are
- Long Service Levy – Applies to all residential works over $250K
- There may be additional supporting documents required (e.g. Bushfire Report, Flood Report, Acoustic Report etc…)
- and any other supporting documents as required
How long does this process take? Well, this all depends on the Council, the service providers and you as the client. We find that from planning to Council approval to issuing you with contracts can take around 3/4 months. Once your build cost and inclusions have been finalised and your HIA fixed price contract has been issued you can then provide these to your lender in order to finalise your finance approval.
If you haven’t built before or have no knowledge of the building and construction industry then preparing all of these documents can seem quite daunting. That’s why with us, you would have us as your main point of contact to do all of the hard work for you. We even liaise between yourself and the draftsperson to help you stay within your budget when developing your plans and address any of the questions you have about the build along the way.
To get started on your building journey with us, we ask you to download our packages or complete our pre-quote enquiry form and tell us what you would like to build, from there one of our team members will be in touch with you.
What to look for when choosing your builder
How to Choose the Right Builder
You’re in the market for a renovation or addition on your home, but where can you find a builder that is reliable, will minimise the disruption to your family and deliver maximum quality on your investment that will stand the test of time?
You may have been referred to builders by people you trust, however, that doesn’t necessarily mean that the builder will be trustworthy. So who do you contact, and what should you look out for when contemplating taking the first steps on your building journey? We’ve put together a list of things you should consider when making your decision to select a builder in this choose your builder guide:
1. Do they specialise in your type of build?
You might assume this is obvious; however, it’s vital to ensure that the builder you choose is well-established and reputable. Search for a builder who has experience in the type and style of build you are looking for, and see if they are able to provide references for a number of jobs they have completed.
Always do your research – look at their website, social media pages and online presence. Are their projects active and up to date? Can you see samples of their work? How long have they been operating for?
2. Do they belong to a builder’s association?
Builders that have a professional membership in the industry e.g. Housing Industry Association (HIA) and Master Builders Association (MBA) participate in continuing education and stay up to date with best practices, new technology and innovations within the field. This ultimately means that these builders will use the newest and correct practices when constructing your home.
3. Are they licensed and insured?
A good indicator of a high-quality builder is one that’s fully licensed and
insured – and that they can provide you with those details upon request. It’s vital for you and your builder to be protected and insured in the event
that something goes wrong.
Examples of insurance that may be required by the builder are;
- Public Liability Insurance
- Workers Compensation Insurance
- Contract of Works Insurance and;
- Home Warranty Insurance (for all builds over $20K)
You can do a licence check of your builder through the Fair-Trading website, however, we also recommend that you request a copy of their insurances before engaging with them to ensure your family and your investment are protected.
4. Are they able to provide client testimonials or reviews?
The sign of a reputable and successful builder is one that is able to provide a list of client references from the past, most recent and from those currently going through the building process with them. This is a good indication that they have been delivering high-quality service to their clients consistently throughout their years in business.
5. Is there clear communication from the beginning?
Good builders are responsive right from the beginning of your interaction with them. This shows that they invest in their team to ensure that customers and their experience is at the forefront of their business. A builder and their team should be available to communicate with you throughout the project, even after practical completion. Clear communication builds trust and transparency, which are two crucial factors this choose your builder guide strongly emphasises.
6. The cheapest quote may not result in a quality build
Be wary of going with the cheapest estimate a builder may put in front of you. When searching for a builder, ensure you are making as direct a comparison as possible. It is always important to compare apples for apples; a higher quoted price may result in less unforeseen costs and expenses. By choosing a significantly cheaper quote, be aware that you can run the risk of finding out halfway through your build that you have been underquoted, and the builder is unable to fulfil your project, leaving you stranded and stressed, putting a strain on the family and your investment.
7. Do they offer fixed priced contracts?
Beware of quotations and contracts with a long list of ‘estimates’ and ‘TBA’s’. To avoid a blow-out in costs which could end up exceeding your budget or not being to afford to complete your build, ask for a fixed price contract.
There will be items that a builder cannot foresee such as soil removal, asbestos removal and termite damage, however, the builder should be upfront and discuss these items with you during the planning process. This allows you to properly plan and have a contingency plan in place.
8. How does the builder operate?
Does the builder utilise sub-contractors to complete your build, or do they employ their own team? A benefit of choosing a builder that employs their own tradespeople to complete your build is that they invest in the proper training and management of their team. This also means that they have greater control of the quality and the speed of the build as they will be coordinating the trades across their builds. By limiting the number of sub-contractors being used, your builder can ensure that you know who is working at your home, giving you peace of mind that your family is safe and secure and that disruption is kept to a minimal.
At 32 Degrees Building, we specialise in additions, extensions and renovations. We believe in putting the clients first and have a support team there for you during your build to address any of your concerns throughout the process. We are licensed, fully insured and are more than happy to provide you with references from our clients, past, recent and in progress if you would like to discuss their building experience.
If you have any questions surrounding your future renovation or addition on your home, call the team. We are available to talk to you and run through all of the details with you.
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The days of waiting for a quote are over. Aren’t they?
Fast Quotes for Home Renovations in Sydney
Updated November 2025
In today’s world, the time of waiting is over. The lightning speed at which mobile technology has developed and is continuing to drive forward has put us well into the digital age. It has sped up the process of being able to find an answer to a question, as we now have access to a wealth of information at the touch of our fingertips. We can purchase items online and from overseas, book holidays and catch up with loved ones who are far away…the list goes on and the possibilities in the ways of communication are endless!
So, with this fast-moving technological society that we now live in, why are we still waiting for home renovation quotes in Sydney? Why is it ok to wait 2, 3, 4+ weeks to obtain a quote from a builder? A quote doesn’t need to be posted anymore, it can be sent via email and accessed on your device. So why the long wait?
We receive many enquiries through varying communication channels each week with each client at a different stage of their thought process. Below, we have outlined two of the main types of enquiries that we commonly see coming through and explain how we are responsive in providing them with the information they seek;
The Impulsers – these are the typical enquiries that we see from people (usually over the weekend). They have suddenly had the lightbulb moment that they want to extend or renovate their home to gain the additional space they need for the family and or lifestyle. They love their street, love their location, why move when you can extend? Right? We get it, these enquiries want a quick response, they’re not interested in detailed building home renovation quotes in Sydney yet, they just want to understand how to go about it and how much it is likely to cost, as let’s face it, expectation vs reality in terms of cost is not always on point, so this needs to be cleared up right away.
This is why for every initial enquiry made, we will respond within 24 business hours and let you know if;
a) we believe what you are asking for is achievable at your property and;
b) a discussion of available packages;
c) an explanation of the process and what is involved.
Boom. Answer given, simple as that. AND In just 24 business hours. Easy. Simples. Like it? Love it.
Now you can move forward and talk to your lender and partner about the financial aspect to see if you can progress forward with your ideas ahead of booking your appointment with the builder for your detailed quotation.
We usually find at this stage that we sometimes hear back from you straight away to book in an appointment, or we may not hear from you for another 3, 6, 12 months while you consider your finances. Regardless, we will remain in contact with you and on hand to answer any further questions. It’s what we do.
The Majority – these are the enquiries that come through and have already sought a preapproval to see how much they can borrow, or know how much of their money they can allocate to a build. Again, we treat these enquiries the same as the impulsers they will receive an explanation of our process, and we find that from here they are already keen to get moving and make an appointment for a builders tender. Some may even have plans prepared. Through our extensive experience building additions and extensions, we have found that when we are presented with plans provided by an external provider, these often do not take into consideration the real cost of building. To address this challenge, we make sure that we look after the entire process from start to finish. We will work with you to create plans that will align with your quote.
We sense your urgency here, we get it, you are excited and we love that! The possibility of making your dream a reality is the next chapter towards creating that future home with your family! We get moving and book your appointment for the builder to come and meet you. The appointment with the builder is imperative. Here, we will commit our time to understand you, your family’s needs, dedicating ourselves wholly to ensuring you understand the possibilities of what you can achieve with your home and discussing those ever-important solutions with you, while managing your budget expectations.
So how long after your appointment will it be until you receive our detailed home renovation quotes in Sydney, I hear you ask? We will deliver your detailed build cost estimate via email within 3-5 days of an appointment! Yes, just like that! No waiting for 2, 3 or 4+ weeks. Just 3-5 days!
Why so quick? Because you have invested in us for your consultation, we have invested and committed our time to you to ensure that you are provided with the answers you need as quickly as possible so that we can help get you going.
It’s all about moving forward, helping you get to that next step quicker, helping you understand what is required, helping you and your family get what you want.
So, when you think about it, we can deliver you a quote within 3-5 days. We can do all of this in just a week. Within 4 weeks we could already have your plans lodged to the Council! So why are you still waiting?
We’d be interested to hear your thoughts and feedback on any of our content as it helps us improve and deliver a better service to you, our future clients. Get social with us across Facebook, Instagram, Twitter. Direct message us, make an enquiry, we’re available and we’re responsive.
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Top Things to Know Before Building an Addition
More often than not, when you moved into your home, you didn’t prepare for any future life changes that would require you to extend your house either outward or upward. But here you are, and what do you do? One of the best ways to get started is by going through a home addition planning checklist to help you understand your options and what to expect. There are advantages to either option.
If your property still has room for a ground floor extension, then you can build out and keep everything on a single level, however, if your property is smaller and you would like to keep the backyard space then you should consider building a second storey addition. Doing so also means the least disruption to the existing house below and you can practically live at home throughout the extension project.
Before you decide to build a second floor addition or ground-floor extension, there are some things to consider.
Home addition planning checklist: things to consider
Before you commit to building out or adding a second storey, it helps to look at the key areas in a home addition planning checklist. These factors will guide your decisions and help you avoid unexpected costs or design issues.
Thermal performance
This must be taken into consideration when creating house plans for a new addition to your home and should be well-integrated into existing sections of your house. A building sustainability assessment is required to ensure an extension meets the minimum sustainability benchmarks.
Ensuring thermal performance can be as simple as fine-tuning the size and orientation of your window, or a bit complex as adding skylights or light tubes.
Insulation
All new constructions are required to be insulated to climate-appropriate levels. This could mean existing insulation in the original building may have to be retrofitted to prevent leaks of any kind.
Heating and Cooling
It is possible that your existing HVAC system will become insufficient once the new addition is completed. Increased living space often means increased heating and cooling requirements. So you should take this into account when developing house plans and when estimating a budget. Don’t forget the amount of work and costs needed for the ductwork if you go for a ducted AC.
Roofing
The roof on your second floor addition should blend well with the rest of the house. Unless, of course, if you prefer the extension to stand out. But if you want a unified look, it is important that the roofing matches the existing one, even in the choice of Colorbond tin or tiles.
Cladding
Continuing with a unified look so that your addition or extension blends in, you also need to consider your cladding options. Brickwork, weatherboard, hebel or render. To match existing, to change the entire façade or to use a mix of different materials are all possible to make your addition look like it has always been a part of the home.
Flooring
Should your second-floor addition use the same type of flooring as the original building? The choice is really up to you. Different types would delineate the extension from the not, while similar types will ensure continuity and create the illusion of a bigger space.
Electricity
Depending on the size of the second-floor extension, 1 to 3 more circuits may have to be added to the electric panel. Not to mention, electrical lines that have to be added and integrated with the rest of the house.
Termite proofing
Protecting a home addition from termites should be a priority right from the start. This means choosing termite-resistant materials, adding termite barriers, treating timber products if you use them, or creating house plans that allow easy inspection access.With these taken into account, it’s time to decide on what type of extension you want to build and the kind of materials to use.
At this stage, it is highly recommended that you consult with professional builders and designers. Tap into their knowledge of the best material to use or the most suitable design for the climate in your location. They, more than anyone, else have intimate knowledge in everything and anything building-related.
Now that you’ve read our home addition planning checklist, it’s time to book a consultation with the professionals. Contact us to get started.
Article written by: MyChronicles.net
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Building in a bushfire prone area
How to Build Safely in Bushfire-Prone Areas
We recently completed an extension and deck in Orangeville that was in a bushfire prone area and had to comply with BAL-FZ requirements. For those of you that are unfamiliar with being in a bushfire prone area, BAL-FZ means that the home has been classed as being located in direct flame zone and that there is an extreme risk to life and loss of the home should a bushfire occur.
Bushfire ratings are as follows;
- BAL-Low (Very Low Risk)
- BAL-12.5 (Low Risk)
- BAL-19 (Moderate Risk)
- BAL-29 (High Risk)
- BAL-40 (Very High Risk)
- BAL-FZ (Extreme Risk)
The BAL rating may determine the types of materials you are able to use or, additional materials that are required when building or extending your home (eg. bushfire shutters).
Bushfire Shutters at our BAL-FZ First Floor Addition in Lane Cove North (Click photo for full gallery)
What measures should you take?
If your property backs onto bushland or even a Council nature strip you will have to obtain a BAL Risk Assessment Certificate from a qualified consultant to determine your Bushfire Attack Level. The report will outline the BAL rating on each elevation (yes, your BAL rating can be different on each side of your home) and advise you of the measures you need to take to maximise the safety of your family and your home and ensure you stay protected.
Building in a bushfire prone area: flamezone
The home in Orangeville was classed as BAL-FZ as it was in a location where it was deemed an extreme risk to bushfire so there were a few requirements that we had to ensure that we undertook when building this extension to comply with the RFS and Council requirements;
- The deck was constructed with a cement based product with no gaps between the boards for embers to get into
- The subfloor brickwork still has to have ventilation, and so a metal gauze with no more than a 2mm aperture was used to cover the weep holes and stop embers from getting in under the home.
- The cladding we used was a minimum of 6mm thick with no gaps between the boards.
- The windows were made with 6mm toughened glass and aluminium frames
- Bushfire shutters were installed – you can have either manual or automatic
- The roof and deck frames were made of steel
- For the eaves we used firecheq plasterboard and importantly we ensured that all gaps and holes were sealed to stop potential embers getting into
If you are in a bushfire prone area and thinking of building an extension or addition, speak to us, we are able to provide you with advice and guide you in the right direction.
Watch our video
Watch Alistair, the builder out at the deck extension in Orangeville talking about how we met the BAL-FZ requirements.