For many people, building their dream Tasmanian home amongst the trees is an ideal place to reside. For others, it may be too great a risk. If you are one of those that do love the bush and want your dream home in close proximity to it, then this article is for you.
Bushfire rages around a home. Source: sourceable.net
What is a bushfire prone area?
Typically, a bushfire prone area is one that is within 100 metres of a vegetated area that is larger than 1 hectare. Currently, each council in Tasmania, in conjunction with the Tasmanian Fire Service, is implementing planning schemes that will more easily identify these areas. This will mean greater certainty over what building blocks are bushfire prone.
A home destroyed by fires in Victoria. Source: www.abc.net.au
What is a BAL?
BAL stands for Bushfire Attack Level. It is a means of measuring the severity of the potential attack from a bushfire event on a home. There are six levels currently within the Australian Standard (AS3959). BAL Low, BAL 12.5, BAL 19, Bal 29, BAL 40 and BAL FZ. Each of these different levels will mean different elements of the home will have to be protected in a different means. In some circumstances nothing may be required, however, in others there may be some changes required.
Residents returning to their home after a bushfire event. Source: www.perthnow.com.au
How do I make my home as safe as it can be?
One of the best methods to ensuring your home is as safe as it can be is preparation. Ensuring that you have sufficient clearance around your home from vegetation and other flammable materials is critical. The clearing of your gutters is another easy way to minimise your exposure to bushfire risk.
Have you thought about access for a fire truck? A fire truck requires much more room to manoeuvre than a standard vehicle. Passing lanes and turning points are all considerations when assessing your own personal bushfire exposure.
What changes are required to my new home?
For new homes that are built in a bushfire prone area, certain elements of the home must be treated in a different way to that of a home built in the 'burbs.
The external wall cladding, roof cladding, decks, sub-floor structure, windows and doors all have to be assessed for suitability according to the relevant BAL rating.
Is it costly to build to a BAL rating?
We have seen a few reports saying it has cost people over $100,000 extra to build in a bushfire prone area. Unless you were originally wanting to build your home with tissue paper, we find that very hard to believe. For most builds there are only a few alterations that are really required from a standard build.
Upgrades to the flyscreens on the windows and different deck boards are the typical additional expenses. Of course if you are not in a reticulated water area, a dedicated fire tank is also a common additional requirement. For most typical homes we build, we only see an additional cost of around $10,000 extra added to the build price. However, each home is unique, so this figure will vary.
What about steel framed homes?
The National Association of Steel Framed Homes (NASH) have developed a standard for steel framed construction in bushfire areas. As steel is non-combustible, it provides greater flexibility in the way in which steel framed homes are constructed in bushfire prone areas.
We utilise many aspects of the NASH standard for our builds. NASH even did a real world test of a steel framed building to see how it would perform under a severe bushfire event. You can view the video and results here
Steel framed home
Experience in building in bushfire prone areas?
We build as much as 50% of our homes in bushfire prone areas and work extremely closely with bushfire accredited assessors, building surveyors and suppliers of products suitable for bushfire prone area buildings. As with all things relating to building new homes, experience is essential.
In the end it is your choice to build your home in the area that you love. If this is in a bush setting, then let Rainbow help make your dream a reality.
