A Building Surveyor is a government certified private individual or organisation that has the ability to approve and certify constructions. Generally, a Building Surveyor (also known as a Building Certifier) typically has two levels of tertiary education and must be registered with their relevant state and territory governments.

Building Surveyors either work privately or for local governments and only building surveyor can issue a Certificate of Compliance for commercial and unauthorised building works. Building Surveyors work with other professionals such as; engineers, architects, as-well-as clients. The benefits of engaging a building surveyor are a more in-depth and personalised service than a local government, typically cost is reduced and the time to approve a job compared to local governments is far quicker.

A Building Inspector, and building inspections currently, have different meanings depending on each state and territory. Currently within Western Australia, anyone can call themselves a building inspector and undertake building inspections. Unlike the eastern states that have mandatory inspections, which are undertaken by registered building surveyors, Western Australia has no such requirements.

In saying this, we highly recommend engaging a registered building surveyor to act as a building inspector for your next; home purchase, project, or home build. The benefits of which include a wealth of knowledge and a keen eye to ensure that every aspect of your future home is completed correctly and to standard.

Accountability of builders and sellers ensures they uphold their end of the contract, and you have a correctly constructed home that you have spent some much time and money working towards.

We see this a lot when people come to us having been told they have an unapproved structure located on their property and they are unsure what they need to do. It can be daunting being told you have an unapproved structure and you either have to have it approved or tear it down. Do not fret however, it is not as scary as it may sound.

Unapproved structures require a BA18 – Certificate of Building Compliance, or as it is more commonly known as, retrospective approval. With retrospective approval you will require the following for approval;

• Architectural Drawings,
• Engineering Drawings,
• A Completed BA18 Form,
• Typically, a Site Inspection is Necessary.

In some instances, you may also require the following;

• Development Approval,
• Soil Classification Assessment,
• Energy efficiency Assessment,
• BAL Assessment.

It is also important to note that the structure must comply with relevant Australian Standards, Building Codes & Local, State and Territory requirements.

A Certificate of Design Compliance (CDC or BA3) is the application form for the certification of a proposed buildings or structures design to meet all necessary requirements.

A CDC typically requires;

• • Architectural Drawings,
• • Engineering Drawings,
• • Specifications,

And may require;

• • Energy efficiency Reports,
• • BAL Assessment,
• • Soil Classifications etc.

As the CDC is issued prior to an Application for a Building Permit this makes the application a certified application.

A Certificate of Building Compliance (CBC or BA18 or Retrospective Approval) is the application form for an unapproved existing structure.

A CBC typically requires;

• • Architectural Drawings
• • Engineering Drawings,
• • Specifications,

And may require;

• • Energy assessment,
• • BAL Assessment,
• • Development Approval,
• • Soil Classification etc.

A CBC will require an inspection to ensure all aspects of the unapproved structure meet necessary requirements for it to be certified.

A CBC can be required for a variety of reasons. Typically, it is required when a structure was built without approval and requires retrospective approval. It may, however, also be required for certifying building strata, temporary modification of an occupancy permit, or change of class or use of a structure.

When the structure requires an occupancy permit, it can only be issued by a registered building surveyor.

A Certificate of Construction Compliance (CCC or BA17) is the application form for a building that requires an occupancy permit. A building surveyor must use drawings, specifications, and other technical documents, whilst inspecting the structure to ensure that they meet requirements. In the event that the structure does not meet requirements, it may require a CBC.

A CCC can be issued prior to the completion of a structure to achieve occupancy to part of a structure.

A BAL Assessment or Bushfire Attack Level Assessment is an assessment of the vegetation on or surrounding a lot that is located within a bushfire prone area. A BAL Assessment is assessed based on the type, slope, and distance of vegetation from the edge of a structure located on the lot.

A BAL Assessment has a rating that will be one of the following;

• BAL LOW,
• BAL 12.5,
• BAL 19,
• BAL 29,
• BAL 40,
• BAL FZ (Fire Zone).

The BAL rating corresponds to the measure of the radiant heat flux (kW/m²). The BAL Assessment utilises the Australian Standard 3959, and requires a site inspection to determine slope, type of vegetation as well as distance from the edge structure. Depending on the assessment rating, it may require a Bushfire Management Statement, Bushfire Management Plan, and/or Bushire Emergency Evacuation Plan.

Once an assessment has been made, relevant construction requirements are necessary to accommodate the requirements as outlined in AS 3959.

A bushfire prone area is land that has been identified which can support a bush fire or is subject to bush fire attack.

If a lot is located within a bushfire prone area it will require a BAL Assessment, and depending on the assessment rating, it may require a Bushfire Management Statement, Bushfire Management Plan, and/or Bushire Emergency Evacuation Plan.

Associated Building Surveyors will be able to advise you of the requirements, so contact us today!

Requirements for energy Efficiency were first introduced in 2006 by the Australian Building Codes Board in an effort to reduce greenhouse gasses, whilst also improving the liveability of structures.

An Energy Efficiency Assessment is made to ensure the structure meets the requirements as outlined in the relevant National Construction Codes. Generally, they usually need to meet or exceed a 6-star rating using an approved National Housing Energy Rating Software (NatHERS). Calculations are typically provided in the assessment report. Typically, the assessment will look at the following elements;

• Building Fabric,
• External Glazing,
• Air Movement,
• Services,
• Building Sealing Abilities,
• etc.

Energy Assessments are required for new builds and may be required for additions or for elements of unapproved structures undergoing retrospective approval.

Spas and Swimming pools have rigorous requirements with the goal of minimising and reducing entirely, the likelihood and prevalence for drownings.

Swimming Pool Fencing is required where a; above ground, below ground, inflatable, permanent or temporary structure, that holds 300mm or more of water and is designed with the intent of swimming, paddling, wading or similar. When the swimming pool or fence is located on a lot with a Class 1 structure, pool fences and gates are required to be tested once every 4 years by local government authorities.

As per the requirements of AS 1926.1, for majority of swimming pools and spas located in backyards, the following requirements must be met;

• Boundary fences must be a minimum of 1800mm high above FFL,
• Fences must a minimum of 1200mm high with no climbing aids,
• Gates must a minimum of 1200mm high and must open outwards with a locking/latch mechanism that is a minimum of 1200mm high.
• All gates must also have a self-closing mechanism.

This is a very basic guideline to the requirements for spas & pools. If you feel as though your spa or pool may not be compliant, or if you are seeking to make your spa or pool compliant, contact us today.