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Bushfire Prone Land (BAL)

AS 3959-2018 (Construction of buildings in bushfire-prone areas) + Planning for Bushfire Protection 2019 (NSW)

When it triggers

Site mapped as Bushfire Prone Land on the relevant state mapping (NSW RFS, VIC CFA, QLD QFES, WA DFES, SA CFS, TAS TFS).

When it doesn't apply

Site not on BFPL mapping; or > 100m from classified vegetation; or in fully urban area > 100m from significant vegetation.

Report required

BAL Assessment Report

Produced by

Accredited Bushfire Practitioner (FPAA BPAD Level 1/2/3)

Indicative cost

A$600–2,500

Key output fields

BAL Category (LOW / 12.5 / 19 / 29 / 40 / FZ)
Fire Danger Index (FDI) — typically 80 (Tasmania) to 100 (NSW)
Vegetation classification per aspect (NSW: 7 classes)
Effective slope per aspect (downslope under vegetation)
Distance from classified vegetation to building
Asset Protection Zone (APZ) width
Construction requirements per BAL (window glazing, wall lining, roof sealing, decking)
Water + access requirements (PBP Section A2)

Design implications

▸BAL-12.5 / 19: standard construction with detail items (ember-protected eaves, fly screens)
▸BAL-29: non-combustible external wall lining; toughened glazing; sealed roofing
▸BAL-40: full non-combustible wall + roof; impact-rated glazing
▸BAL-FZ (Flame Zone): bunker-grade construction; usually requires building elsewhere
▸Setback from vegetation often dictates building envelope
▸Restricted plant species in defendable space

Per-state notes

NSW: PBP 2019 + RFS Section 79BA referral if BAL > 29 or unable to achieve BAL-29 in some zones

VIC: BMO triggers Cl 53.02 + WMO; CFA referral for BAL > 29

QLD: Bushfire Hazard Area mapping; SDAP for State referral

WA: SPP 3.7 sets framework; DA referral to DFES in some zones

Notes

BAL is the single biggest cost-driver for builds in bushfire-prone areas. BAL-29+ can add A$30,000-100,000 to a single dwelling build. BAL-FZ usually means redesign or relocate.