Rebuilding in bushfire affected areas Frequently Asked Questions

Q. Do I need a planning permit?

A. The State Government has streamlined the process for rebuilding homes destroyed by bushfire. In most cases you no longer need a planning permit if you rebuild on the same site, and just need to submit a site plan which can be approved pretty quickly. There are some exceptions, such as areas covered by heritage, landslip, or flooding overlays. You should check with your local council if any of these apply. If you do need a planning permit, fees are being waived in most circumstances.

Q: Do I need a building permit to rebuild my home?

A: Yes. Your builder will help guide you through this process, including seeking the permit, through your local council or independent building surveyor.

Q: How do I find a reputable builder?

A: To help find a registered builder or building surveyor, you can go to the RBP (Registered Building Practitioner) section of the Building Commission website , www.buildingcommission.com.au or call the Building Practitioners Board on 1300 360 320.

Q. Where can I get advice about the safest place on my block to rebuild?

In some cases, an alternative site may be a safer option. You can get advice from the CFA and your council about how to choose the safest site on your block.

Q Do I need a permit to build something temporary on my block?

A: The State Government has cut red tape so you can return to your property quickly and safely. Most people will no longer need a planning permit for activities directly associated with recovery from the bushfires. That includes demolishing buildings, cleaning up and making your property safe, and constructing temporary accommodation. To meet these provisions, your temporary accommodation must be built by 31 March 2010. There are some circumstances where you will need written approval from your local Council before you can construct your temporary home. You can find out if this applies to your site by asking your local Council.

Q How long can I stay in temporary accommodation on my block?

A: Under the new rules exempting you from the need for a planning permit, you need to build your temporary accommodation by 31 March 2010, and you can live in it until March 2011.

Q. What is a BAL and do I need one?

A: A BAL is the Bushfire Attack Level and is part of new Australian building standards which now apply to all new homes in Victoria, not just those destroyed by the February bushfires. It covers all new buildings, alterations and additions in Victoria, from homes on the fringes of the metropolitan area to those adjacent to our state forests, to communities devastated by the February 2009 fires. It is an assessment of your property’s fire risk, and the building standards it must now meet.

Q. Who will carry out my BAL assessment?

A: Property owners can assess their own BAL under the new building standards using a simplified six-step approach. The approach is contained in ‘A guide to building in Victoria after the bushfires’, which is available at your local Council or via the website: www.buildingcommission.com.au You can also contact the Bushfire Building Advice Line on 1300 360 320.

By following the six steps in the guide you should be able to determine your building site’s BAL. However you will still need to satisfy the relevant building surveyor that the BAL is correct. The guide is an indication only.

If the BAL is accurate then the appropriate construction methods will need to be incorporated in the design documents and specifications that you submit to your relevant building surveyor for a building permit.

Q. Will it cost me more to rebuild my home under the new building standard than under the previous standard?

A. As with the previous standard, the costs of building depend on the type of construction and the property’s level of bushfire risk. However, with more finely tuned risk assessment, the new building standard allows for flexibility in regard to construction costs.

In 2008, 80 per cent of the building permits issued for new homes in Victoria would have been assessed as BAL-LOW (requiring no specific construction requirements).

Q. Will I have to use specific building products to meet the new building standard?

A. No specific products are specified in the new building standard though a range of new products may be included in the design process and some materials will require a fire test to AS1530.8.

Q. Will I be allowed to clear trees around my property?

A. The new building standard considers the existing vegetation on the site and the distance between buildings and vegetation. The removal of vegetation is being reviewed by the State Government. It is recommended that you check with your local Council.

Q. What is the difference between the new building standard and the previous standard?

A. The new building standard has six risk levels whereas the previous standard had four. There are increasing construction requirements that range from ember protection at the lower levels to direct flame contact protection at the highest.

The more scientific risk assessment of the new building standard determines the likely levels of heat exposure and then stipulates the appropriate construction method to improve a building’s ability to withstand bushfire attack and, importantly, protect occupants, while the fire front passes.

Q. What are the key aspects of the new building standard?

A. Under the new building standard, new homes at risk of bushfire may be required to have:

• Roofs, verandas and decking made from non-combustible material
• Wall and roof joints sealed against ember attacks
• Windows protected by non-combustible shutters or made using 4 to 5 mm toughened glass
• Door frames made from fire resistant timber and tightly fitted with a weather strip at the base.

Q. Does the new building standard focus on materials used rather than the design?

A. The new building standard sets out suitable materials and construction methods appropriate to the bushfire risk – it does not prevent good design being used that is appropriate for the specific location.

Q. Will this new building standard save me and my home if a bushfire hits?

A. The new building standard will improve protection for new buildings in Victoria. However, it does not guarantee that a building or its occupants will survive a bushfire due to the unpredictable nature of bushfires.

Q. Will I still be able to design a home the way I want it?

A. Design decisions will continue to be made by property owners and their architects,designers and builders. The new building standard stipulates construction methods and materials to better protect homes from bushfires but it does not specify design requirements.