Bush fire prone land in NSW: what buyers should know

Bush fire prone land is land that a NSW council has mapped as able to support a bush fire or be affected by one. If a property you're buying is on that map, it doesn't mean the house will burn, but any new building, extension or major renovation must meet bushfire construction rules, and insurance can cost more. The planning certificate attached to the contract tells you whether the land is mapped bush fire prone.

How to check

The planning certificate

Every NSW contract for sale includes a section 10.7 planning certificate from the council. One of its questions asks whether the land is bush fire prone. A "yes" is your cue to look further. Our guide to the planning certificate explains the other answers on it.

The bush fire prone land map

Councils prepare these maps with the NSW Rural Fire Service. You can usually see them on the council's website or the NSW Planning Portal's spatial viewer. Many suburbs near bushland reserves, national parks or large parks are mapped, including parts of Sydney.

What a bushfire attack level means

A bushfire attack level (BAL) measures how exposed a building would be to embers, heat and flame in a bushfire. It's worked out from the vegetation nearby, the slope of the land and the distance to the bush. The Rural Fire Service describes the levels like this:

• BAL-LOW: lowest risk from a potential fire
• BAL-12.5: risk is mainly from embers
• BAL-19: moderate risk, particularly from embers and burning debris
• BAL-29: high risk, particularly from embers, debris and heat
• BAL-40: very high risk, with embers, debris, heat and possibly flames
• BAL-FZ (flame zone): extreme risk, directly exposed to the flames of a fire front

The higher the level, the stricter the building rules, and the more a renovation or rebuild costs.

What it changes when you buy

Building and renovating

New homes, extensions and many alterations on bush fire prone land must meet Planning for Bush Fire Protection 2019 and the matching construction standard. That can mean ember-proof screens, non-combustible materials, toughened glass, and space cleared around the house. If you plan to extend or knock down and rebuild, ask for a BAL assessment early so you can cost it.

Insurance

Insurers price bushfire risk in. Get a home insurance quote for the address before you exchange, not after.

The garden and the land around you

Some properties have rules about keeping an area around the house clear of fuel. If the land backs onto a reserve, ask the council who manages the boundary.

Questions to ask before you sign

• Is the land mapped bush fire prone, and does the planning certificate say so?
• Has a BAL assessment been done for the house or for any approved work?
• Were recent extensions built to bushfire standards, with the right approvals?
• What does home insurance cost for this address?

Questions

Does bush fire prone mean I can't build?

No. You can build, but the design and materials must meet the bushfire rules for the site's BAL. On high-risk sites the rules are strict and some designs won't be allowed.

Can a property come off the bush fire prone map?

Maps are reviewed from time to time, and vegetation changes. Your planning certificate reflects the current map.

Is bush fire prone land only in the country?

No. Plenty of Sydney suburbs near bushland reserves, national parks and large parks are mapped. Always check the certificate.

Who works out the BAL?

A bushfire consultant, or sometimes the council or certifier for simple sites, using the method in Planning for Bush Fire Protection.

Keep reading

• How to check flood risk on a NSW property
• First home buyer checklist for NSW
• Building and pest inspection cost in Sydney
• How much does a strata report cost in NSW?

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