Defect type
Critical · 3–5/5
Construction Does Not Meet Assessed Bushfire Attack Level
I inspected a dwelling in a designated bushfire-prone area and the construction details do not match its assessed Bushfire Attack Level. I typically record timber-framed decks with gaps I can drop a 3mm feeler through, sub-floor and eave vents with standard flyscreen or no screen at all, and external doors with no ember-tight bottom seal. Any of these can admit embers during a bushfire event. Reference: AS 3959.
Causes
- Dwelling predates the BAL classification of the local government area
- Alterations or additions completed without a fresh BAL assessment
- Original BAL specification downgraded on site to reduce construction cost
Symptoms to look for
- Sub-floor and eave vents open or screened with mesh coarser than the 2mm bronze or steel commonly specified for the assessed BAL
- Decking boards with gaps wider than 3mm over combustible subframe close to the house
- External doors with no ember-tight bottom seal or with untreated timber frames exposed
Remedies
- Commission a current BAL assessment and a gap analysis against AS 3959
- Retrofit compliant ember screens, door seals, and non-combustible decking or subframe protection
- Prioritise upgrades on the elevations facing the assessed bushfire hazard
Critical
Get an inspector through this property.
Findings in this category skew high severity. If you are under contract, we can usually book inside the cooling-off window. Every inspection includes 12 months of free advice.
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