What is a bal rating?

Key Takeaways

BAL ratings measure the risk a property faces from bushfires, taking into account your location in fire-prone zones, vegetation, and slope. BAL ratings are used to help determine the bushfire protection needed during construction
BAL ratings impact how you build your home, with higher ratings having stricter construction standards that are set by the National Construction Code and must be followed
Higher BAL ratings can increase construction costs and impact your property value, so it is important you consider these ratings carefully when purchasing and constructing property

BAL, or Bushfire Attack Level, is a crucial rating that you need to be aware of when buying or building a home. The rating tells how at risk you are of bushfire threats and the construction standards you need to follow to keep your home compliant and safe. These ratings and the construction standards can be confusing, especially if you have never dealt with them before. That is why we are here with our detailed guide that walks you through everything you need to know about BAL!

What do BAL ratings mean?

BAL, Bushfire Attack Level, ratings show how much danger your property is in from potential bushfires. BAL ratings are given based on the radiant heat exposure per square mile, with higher ratings representing a higher risk of damage from bushfires. When you have a higher rating, there are stricter building regulations and codes that you need to follow to keep your home safe and protected from bushfires.

When calculating a BAL rating, the following factors are considered:

Direct flame contact
Radiant heat flux
Ember attack

When you are given your BAL rating, you will be told how this decision has been made and what you can do to protect yourself. High scores can be daunting, but with the right builder, you can ensure that your home is constructed safely. Although lower scores can be reassuring, they do not mean you should be complacent. You have a lower risk of bushfires impacting you, but you still need to ensure that your home is protected.

BAL categories and classifications

There are several BAL categories and classifications, ranging from a low heat exposure to high. To help you better understand these classifications, we have detailed them all below:

BAL Low - radiant heat exposure of o-12.5 kW per sqm: this is the lowest rating to receive in a bushfire-prone area

BAL 12.5 - radiant heat exposure of 0-12.5 kW per sqm ember risk: there is a low risk of embers hitting your home, and you will need to meet some construction requirements

BAL 19 - radiant heat exposure of 12.5-19 kW per sqm: there are increasing levels of ember, heat, and a risk of exposure to flames and burning debris that could damage your home

BAL 29- radiant heat exposure of 19-29 kW per sqm: the increased heat flux makes this a high risk-rating, and you will need to meet more construction requirements than previous ratings to keep your home safe

BAL 40 - radiant heat exposure of 29-40 kW per sqm: this is a very high risk of exposure to flames, radiant heat flux, and ember attack. Your building will need more specialist construction methods to protect it

BAL FZ (flame zone) - radiant heat exposure of 40+ kW per sqm: a very high risk of direct flame contact, heat flux, and ember attack. It is not recommended to build homes in BAL FZ areas

How is a BAL rating assessed?

A BAL rating assessment is performed by a qualified professional who will inspect your property for certain tell-tale signs of bushfire risk. The key steps in this process are as follows:

Determine your property’s Fire danger index (FDI)
Get a thorough idea and understanding of your site’s vegetation and any nearby vegetation.
Determine the distance between your home and the vegetation.
Figure out the slope beneath the vegetation in question.
From the above information, work out the BAL
Once a BAL rating is determined, set the construction requirements the building will have to follow according to the Australian standard and National Construction Code.

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What implications does a BAL rating have on a building?

Depending on the BAL rating your site receives, you may need to take extra steps to ensure your home is up to code and safe. These steps aren’t just friendly recommendations, but legal requirements, so it’s in everyone’s best interest to take them seriously. Let’s take a look at some of the key ways a BAL rating can influence your next build.

Building design & construction

Depending on the BAL rating your home receives, you may need to take specific steps to ensure your house meets safety standards. Here are some of the steps that are taken in bushfire areas.

External Walls

In any area with a BAL rating of 19 or higher, you’ll need to build your external walls out of non-combustible materials or bushfire-resistant timber. In BALFZ areas, materials like fibre cement are often used to provide homes with the most heat resistance.

Roofing

Roofing must be made from non-combustible material such as steel if your BAL rating is 40 or higher. If you have BAl 12.5 or higher, your roof must be fully sparked and the junction between the wall and roof must be completely sealed.

Windows

Any glass openings, including windows and glass doors, run the risk of cracking or shattering in a bushfire and therefore need to be thicker and stronger to help prevent this risk.

Decks and underwalls

Depending on the rating, your decking will need to be made from non-combustible materials.

Water Tanks

Depending on your local council, you may be required to have a water tank on site to assist firefighters in the event of an emergency.

Planning & zoning

Before new land can be approved, its bushfire risk needs to be identified. Some areas are simply more vulnerable to bushfires and aren’t safe to build on. BAL ratings have a serious influence on where houses are built, especially when new developments are being considered.

Does a BAL rating impact property value?

Your BAL rating could have a severe effect on your property value. The higher your BAL rating, the more of a hit your property value is likely to take. If you’re in a BAL 40 or BAL FZ-rated area, this could be a real turn-off to potential buyers.

Does a BAL rating impact property insurance?

Insurance prices for anything -from your car to health insurance – will go up if the insurer deems that there is a higher risk. For example, if you’re involved in a crash that was your fault, your car insurer will charge you more for future insurance. This same logic applies to property insurance in regard to houses in flood zones and if you’re in bushfire-prone areas. A higher BAL rating will require you to take out a more comprehensive insurance policy which will cost you more money. This will be especially challenging if you build in a BAL 40 or BAL FZ-rated area

Find your experienced builder for building in high BAL zones today

When you have your BAL rating, you can find a builder who will help you create your dream property that is suitable and safe. We know how difficult it can be to ensure that your home complies with the right regulations for your BAL rating, and we can help you pair up with an expert builder in your area. Our Queensland builders will ensure your home is safe and meets all the regulations to offer as smooth protection from bushfires as possible.

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