Do I need a BAL assessment?

If you are building a new home, extending, or renovating in South Australia, there is a good chance you will need a Bushfire Attack Level (BAL) assessment before council will approve your development application. But not every property needs one. Here is how to figure out where you stand.

The short answer

You need a BAL assessment if your property is inside or within 100 metres of a High bushfire hazard area as shown on the SA Planning and Design Code overlay maps. If your block falls in this zone and you are lodging a development application for a new dwelling or a major renovation, council will require a BAL report.

How to check if your property is in the overlay

The easiest way to check is through the South Australian Property and Planning Atlas (SAPPA). Enter your property address and look at the overlay maps. You are looking for the Hazard (Bushfire — High Risk) overlay. If your property or the land within 100 metres of your property falls inside that overlay, a BAL assessment is likely required.

If you are not confident reading the maps, you can send us your address and we will check for you at no cost. It takes us a couple of minutes and we will let you know straight away.

When does council require a BAL report?

If your property is in or near the High bushfire hazard overlay, the requirements depend on what you are building:

• New dwelling in the High overlay: Your DA is automatically referred to the Country Fire Service (CFS). The CFS conducts their own BAL assessment as part of this referral, and you pay their fee. In this case, you generally do not need a separate private BAL assessment — the CFS handles it.
• Additions or alterations: Depending on the scope, your project may or may not trigger a CFS referral. Smaller additions that do not add habitable rooms often require a private BAL assessment instead, particularly for building rules consent.
• Outbuildings, sheds, decks: These typically need a private BAL assessment, especially if they are within 6 metres of a dwelling.
• Response to an RFI: If council has issued a Request for Information asking for bushfire documentation, a private BAL report is usually what is needed.

For properties in a medium bushfire risk area, the BAL is generally deemed to be 12.5, and a formal assessment may not be needed. However, construction still needs to meet BAL-12.5 requirements. It is worth checking with your council or building certifier.

When the CFS handles the BAL — and when they don't

This is an important distinction that can save you time and money. If your project triggers an automatic CFS referral — which happens with new dwellings and certain habitable buildings in the High bushfire hazard overlay — the CFS will assess the site and provide a BAL rating as part of their statutory process. You do not need to pay for a separate private assessment on top of that.

We are always happy to do a BAL assessment, but we will be upfront with you. If the CFS is going to do one as part of your referral anyway, we will let you know so you are not paying twice for the same thing. Where we come in is for situations that do not trigger the CFS referral — alterations, outbuildings, building rules consent, insurance requirements, or properties in the medium risk overlay.

If you are not sure whether your project triggers a CFS referral, get in touch and we will check for you at no cost.

What if I have already received an RFI?

If council has issued a Request for Information asking for a bushfire assessment, you need to respond with a compliant BAL report. This is one of the most common situations we handle. We can typically turn around a report within five business days of the site visit, so you are not left waiting.

What does the assessment involve?

A BAL assessment analyses three main factors: the type and density of vegetation surrounding your block, the distance from that vegetation to the building footprint, and the slope of the land (which can significantly increase flame length and heat exposure). These factors are assessed according to the Australian Standard AS 3959-2018 and produce a BAL rating from BAL-LOW through to BAL-FZ (Flame Zone).

Your rating then determines the construction requirements for your home — things like glazing type, wall materials, subfloor protection, and ember sealing.

Properties that typically need a BAL assessment in SA

Based on our experience, the properties that most commonly require assessments include those in the Adelaide Hills Council area, parts of the Mitcham, Onkaparinga, and Mount Barker council areas, and rural blocks across the state. If you are building anywhere near established bushland, there is a reasonable chance you will need one.

BAL assessments for home insurance

It is not just council that may require a BAL report. Some insurance companies are now requesting a BAL assessment before renewing home insurance policies for properties in bushfire-prone areas. If your insurer has asked for a BAL report, the process is the same as for a development application — we visit the site, assess the bushfire risk, and provide a compliant report you can send to your insurer.

This is becoming more common across South Australia, particularly for properties in the Adelaide Hills, Mount Lofty Ranges, and other areas with significant vegetation. If your insurer has been in touch about this, feel free to reach out and we can sort it for you.

What does it cost?

Assessment fees vary depending on the complexity of the site and travel distance. We provide fixed quotes with no hidden extras. Send us your suburb and plans and we will give you a clear price within one business day.