What is a BCA report?
A BCA report is an assessment of building drawings against the Building Code of Australia, the name still used for Volumes One and Two of the National Construction Code (NCC). It lists the provisions that apply, whether the drawings meet them, and for every shortfall the drawing reference and a way to fix it.
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A certifier replies within one business day with what the job needs and a fixed fee, GST shown.
When you need one
- With a development application, when council asks for evidence the design can comply with the NCC: common for commercial work, change of use and multi-dwelling housing
- Before the construction certificate or building permit, so the certifier or building surveyor is not sending requests for information
- For a change of use, where the existing building is measured against the NCC for its new class
- For alterations to an existing building, to show what the new work triggers
- To settle a design question early: a boundary setback, a stair, an exit, an accessible toilet
What is in it
The building's classification, rise in storeys, type of construction and effective height; then each part of the NCC that applies: structure, fire resistance, access and egress, services and equipment, health and amenity, access for people with a disability, and energy efficiency. Each item is marked complies, does not comply, or needs more information, with the drawing it refers to.
The NCC can be met by its deemed-to-satisfy provisions, by a performance solution, or by a mix. A BCA report assesses the drawings against the deemed-to-satisfy provisions and names the items where a performance solution is the practical way through.
Section J and energy efficiency
Section J of NCC Volume One sets the energy efficiency requirements for Class 2 to 9 buildings: building fabric and glazing, building sealing, air-conditioning and ventilation, artificial lighting and power, heated water, and energy monitoring. For houses the equivalent requirements are in Volume Two and the ABCB Housing Provisions; in NSW, BASIX applies to housing instead.
A BCA report states whether Section J applies and what it asks of the design. The Section J calculations or energy modelling are a separate report by an energy assessor and are outside our fixed fees.
Fire safety
Fire safety runs through the NCC: fire resistance and compartmentation, fire separation to boundaries, exits and travel distances, and fire services and equipment such as hydrants, hose reels, sprinklers, smoke detection and emergency lighting. A BCA report assesses each against the deemed-to-satisfy provisions.
In NSW the certifier lists a building's essential fire safety measures on a fire safety schedule, and for buildings other than houses the owner provides an annual fire safety statement. Fire-engineered performance solutions are prepared by a fire safety engineer and are scoped and quoted separately.
Who prepares it
A registered certifier or building surveyor. Ours are signed by an A1 registered certifier. The report is advice: the certifier or building surveyor who issues the approval makes the decision, and the report is written so they can rely on it.
What it costs
- House, duplex, secondary dwelling or up to three townhouses (Class 1a): $3,300 inc GST ($3,000 + GST)
- Shed, garage or carport (Class 10a): $3,300 inc GST ($3,000 + GST)
- Shops, offices, cafés, warehouses and childcare under 300 m² (Class 5 to 9b): $3,300 inc GST ($3,000 + GST); 300 to 2,000 m²: $5,500 inc GST ($5,000 + GST)
- Apartments, boarding houses, hotels and aged care (Class 2, 3 and 9c): quoted by a certifier inside one business day
- 72-hour delivery from a complete drawing set, one revision included; 24 hours at +50%
Get an instant quote now
Answer a few questions and the fee is on the screen, GST shown, before you give us your name. Accept it and send the drawings.
Something larger, or Class 2, 3, 4 or 9c? Send it through and a certifier replies with a fixed price inside a business day.
Questions
Is a BCA report the same as a construction certificate or building permit?
No. The certificate or permit is the approval. The BCA report is the assessment that shows the drawings comply, prepared before the application so the approval goes through without requests for information.
BCA or NCC?
The Building Code of Australia is Volumes One and Two of the National Construction Code. The industry still calls the report a BCA report; it assesses against the current NCC.
Does a BCA report need a site inspection?
Ours are prepared from the drawings, no site visit. For an existing building, measured drawings of the building as it stands are part of the set.