Assessment Of Proposed Residential Building Against Building Code Of Australia 2016

Basis of Report

This report provides an assessment of a proposed double storey building against the Building Code of Australia (BCA). The proposed residential building comprises of 4 bedrooms, a kitchen, dining room, family/living room, a bathroom, a powder room, an ensuite, a porch, a hall and garage. P & J Consulting has been engaged to carry out an assessment of the proposed project and come up with a report including recommendations.

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The main focus of this audit is to identify conformances non-conformances with the required provisions of Section 3 (Part 3.7, 3.8 and 3.9) of the BCA, Volume Two, 2016. We will aim to provide recommendations to help correct the non-compliances with the BCA.

The proposed construction lies on undulating land where cuts and fills are necessary for landscaping. The building is to be constructed of concrete slabs, metal sheet roofing, treated timber frames and trusses, and brick veneer walls. To building is to be located at on a lot of    259 m2 while occupying a total floor area of 213.24 m2.

The project will involve the construction of a single residential unit with a car garage attached to it. The main building is considered to be in Class 1a while the car garage is in Class 10b of the Building Code Australia classification.

This report aims to:

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  1. Make an assessment of the proposed project under the Building Code Australia (Vol. 2, 2016) Part 3.7, 3.8, 3.9 and list the compliances and non-compliances with the requirements.  
  2. Provide recommendations on how to rectify the non-conformances.

As a statutory requirement in Australia, all proposed building projects should have their architectural plans submitted to the local authorities for certification so as to proceed with construction (Shire of Asburton, 2018).  The subject matter of this assessment is a proposed three storey building in Sydney, New South Wales, Australia. An application for the approval and certification of the proposed development was submitted to the Department of Urban Affairs and Planning in Sydney, NSW. The department appointed P & J Consultants to carry out a BCA compliance audit and thereafter compile a report together with any necessary recommendations.

The report is based on plan drawings that have been provided. For the purpose of this audit, we shall limit the report to the clauses provided. We hall inspect the architectural plans provided and audit them using the requirements of the Building Code Australia. We shall report on the compliances and non-compliances and provide the requisite recommendations. In areas where specific information/architectural drawings are missing, we shall make intelligent assumptions and provide justifications for the same. Below are the details of the architectural drawings provided for BCA assessment;

Sheet No.



Cover Sheet


Site Plan


Ground Floor Plan


First Floor Plan


Doors & Windows Schedule






Kitchen Details


Powder Room Details


Laundry Details


Bathroom Details


Ensuite Details


Recycled Water/Floor Covering


Recycled Water/Floor Covering 2


Slab Plan


Drainage Plan

Aspects that are not consider in respect to this Report include:

  • Heritage significance.
  • Consideration of local planning policies.
  • Reporting on hazardous materials, OHS&S matters or construction site contamination.
  • Requirements by statutory Authorities.
  • All other BCA requirements are not taken into consideration for the purpose of this audit.
  • Structural design of the prosed building.
  • Any proposed mechanical/electrical fire protection system.

All assumptions made in this report are based on the information provided for the basis of this audit and should therefore be taken as that, assumptions.

Building Classification

1a (Residential house)

10a (Garage)

Building Storeys


Gross Floor Are

213.24 m2

Effective Height


Construction Type


The following table gives details concerning the assessment carried out as per the BCA, Volume Two, 2016.

3.7 Fire Safety

Part 3.7.1

BCA Requirement

Proposed Project




Building should comply with Cl. if the distance of separation between the external wall of the building to the boundary is below 900 mm or 1.8m less from an adjacent building in the same lot. This is meant to minimize fire spread potential.

From The architectural Plans provided, the minimum distance between the outermost wall and the boundary is 900mm.



This clause involves measurements of distances. Protection is not necessary for a wall that is at a right angle to the boundary.



Construction of external walls

Outer walls that do not meet the requirements of are required to have a minimum Fire Resisting level under this clause.

The distance of separation of the external wall to the boundary is within the demands of this clause.



This relates to the fire protection if class 10a building is located within the same compound as the class 1 building.

                Minimum of 900 mm

Class 10a buildings comprise of inhabitable buildings such as garages.

The car garage of the prosed structure is 900mm from the lot boundary. The demands of this clause are met.



An encroachment is any construction or structure between the outer wall and the lot boundary or between buildings on the same lot as required by Cl

Encroachments includes downpipes and gutters.

The roof encroachment is within the required limit of 450mm fig. The water tank besides the garage would be assumed to be constructed of steel and is part of the allowable encroachment as per Cl. (b)(v).



There should be a separating wall between the class 1a buildings or between the Class 1a structure and a class 10a structure that isn’t appurtenant. The separating wall should begin at the footing.

The garage is appurtenant to the class 1a building. It is also important to note that the R1.5 batts to garage internal walls.

Not Applicable

Part 3.7.2

Smoke Alarms


Requires The provision of smoke alarms in class 1a building in compliance with AS 3786.

There is not enough information to make a determination if the requirements are satisfied.



Smoke alarms should be placed in the bedrooms, hallways or staircases.

Smoke detectors are placed at the entrance of the house. However, the architectural drawings for the bedrooms are missing hence it cannot be assumed that the BCA requirements are fulfilled. (See Recommendations)



Placement of smoke alarms in a class 1b building.

The building under consideration does not fall in this category.

Not Applicable


Lighting requirements for evacuations in case of an emergency.

This is only applicable for class 1b buildings.

Not Applicable

3.8 Health and Amenity

Part 3.8.2

Room Heights


This clause outlines the acceptable room heights for all rooms in a building.

· All habitable rooms must not be less than 2.4 m.

· All the other spaces such hallways, kitchen garages and bathrooms should not have a room height of less than 2.1 m.

· All rooms on the ground floor including the garage have a room height of 2.745 m.

· All the rooms on the First floor of the building have a room height of 2.45 m.


Part 3.8.3



List of all facilities that are required for all class one building including but not limited to a shower, kitchen sink, amenities for washing clothes and toilets.

The proposed structure is provided with all the necessary facilities required under this clause. The Kitchen has food prep areas, a sink. There are toilets and wash basin, showers and a laundry room with a space provided for the installation of a washing machine.



Sanitary compartments should open outwards/slide and removable outwardly with a minimum clearance of 1200mm.

The powder room is fitted with a cavity sliding door. This meets the requirements.

The esuite and the bathroom (which fit the definition of a sanitary compartment) have their doors opening inwards and meets the BCA requirements. However, information about the other bathrooms is not available hence it wouldn’t be assumed that the statutory requirements are met.(See Recommendations)


Part 3.84



To allow for the transmission of natural light into all habitable rooms through windows and roof lights. The windows should be of area of at least 10% of the total floor area of the room while for roof lights should be of an area of at least 3% of the total floor area of the room.

We shall take samples of rooms and calculate if the window sizes satisfy this requirements.


area = 1m × 2.21m = 2.21 m2

Required window size area

0.1× 2.21 = 0.221 m2

The proposed window size is 0.52 m2 which satisfies the requirements of this clause.

It was also noted that all other windows satisfied this requirements.



Artificial lighting should be provided in bathrooms, sanitary compartments and laundries if they do not satisfy Cl.

Natural lighting is provided in the bathroom and toilet. Artificial lighting is provided in all the rooms.


Part 3.8.5



Provision of proper ventilation in all habitable rooms through windows, doors or any other type of openings.

Exhaust fans have been provided in the kitchen, laundry and in the bathroom.

All other rooms have been provided with doors and windows.



Sanitary rooms shouldn’t open to a kitchen/pantry.  The only exclusion is sanitary compartments with exhaust fans or access to this facility is by a hallway.

The powder room, bathroom(s) and toilet(s) have exhaust fans.


Part 3.9.1

Safe Movements and Access


Provision for requirements of ramps internal or external.

There are no ramps in the proposed building.

Not Applicable

All proposed buildings in Australia must comply with the BCA, Volume Two, 2016 and any non-compliances addressed through recommendations. From the assessment carried on the proposed project, the following recommendations are suggested so as to ensure that the building complies with the statutory requirements.


Details of Non-Conformance

Recommendation &

Smoke Alarm

There is insufficient information to conclude if the building complies with the BCA requirements hence it is assumed that there is non-compliance. This would be better to assume so because the contrary would be dangerous were it to be discovered later that there is an actual non-conformance. Furthermore, there is no harm on stressing on the need for the buildings to meet the statutory requirements.

The design of the building should be modified to comply with the requirements of this clause. The placement of the smoke alarm should follow the requirements of clause of BCA, Volume Two, 2016. Additionally, more information is provided on Fig.


Sanitary Compartments

Adequate information is not available to determine compliance with the requirements of this clause.

It is recommended that all the doors openings in the sanitary compartments should follow the requirements of this clause. All the doors opening inwards of a sanitary compartment should have a minimum clear space of 1200mm determined in accordance with fig. Otherwise, the doors should either be sliding or opening outwards.


The purpose of this report was to audit the architectural drawings of the proposed building with a view of identifying compliances and non-compliances with the BCA, Volume Two, 2016. The assessment details are summarised in the executive summary and the detailed report on the following chapter. Following the check, a few non-conformances have been identified which should be rectified appropriately on the architectural drawings. Furthermore, before certification, it is advised that all the missing architectural plans be obtained to clarify on the compliance on the BCA requirements.

If the recommendations provided in this report in the areas of non-compliance are deemed not achievable/ desirable, other appropriate alternatives may be developed with approval from an approved by a BCA auditor/consultant. However, based on the architectural drawings provided, we believe that all non-compliances have the capability of conforming to the requirements of the BCA Volume Two, 2016. This assessment only covers as small part of the requirements of the BCA. Therefore, we would propose that a thorough and complete BCA compliance audit is carried out by a certified consultant.

Report by:

Henry Rich,

Senior Consultant,

P & J Consultant.


Anon., 2017. BCA Assessment Report R1, Sydney: s.n.

Doherty, P., 2016. BCA Assesment Compliance Report, Glebe: s.n.

Pavlou, G., 2018. BCASSESSMENT REPORT FOR DA REPORT, Sydney: s.n.

Shire of Asburton, 2018. Shire of Asburton. [Online]
Available at:
[Accessed 15 09 2018].


The Australian Building Codes Board, 2016. NCC 2016 Building Code of Australia. 1st ed. Canberra: The Australian Building Codes Board.