What is a BAL rating and why should you care?

BAL stands for Bushfire Attack Level. It is a national standard that rates how exposed a building is to ember attack, radiant heat, and direct flame contact during a bushfire. Every property in a bushfire prone area across Australia has a BAL rating. If you are buying in regional areas, the outer suburbs, or anywhere near bushland, this is one of the most important numbers to check.

The six levels

BAL ratings are defined in Australian Standard AS 3959 and go from low to extreme:

• BAL-LOW. The property is not in a bushfire prone area or the risk is very low. No special construction requirements. Standard insurance rates. This is the most common rating in inner city and suburban areas.
• BAL-12.5. Low risk of ember attack. Minor construction requirements for new builds, such as ember guards on vents. Insurance may be slightly higher but is generally still easy to obtain.
• BAL-19. Moderate risk. The building may be exposed to increasing levels of ember attack and burning debris. Construction requirements increase. Insurance premiums are noticeably higher.
• BAL-29. High risk of ember attack and radiant heat. Significant construction standards apply, including specific glazing, external wall, and decking requirements. Some insurers may decline cover or apply large loadings. This is where insurance costs start to become a serious factor in your budget.
• BAL-40. Very high risk. The building is exposed to high levels of radiant heat and direct flame contact is possible. Strict construction requirements. Insurance options are limited and expensive.
• BAL-FZ (Flame Zone). The highest risk level. The building is likely to be exposed to direct flame contact. Extreme construction standards apply. Very few insurers will provide cover, and those that do charge accordingly.

How it affects your budget

The BAL rating directly affects three things: insurance, building works, and in some cases, lending.

Insurance. A BAL-LOW property in inner Sydney has standard home insurance rates. A BAL-29 property in the Blue Mountains or outer Melbourne might pay two to three times more for the same level of building cover. At BAL-40 and BAL-FZ, finding a mainstream insurer willing to provide cover can be difficult. Some homeowners in these zones rely on specialist or last resort insurers.

Building and renovation. If you want to renovate or extend, the BAL rating determines what materials and construction methods you must use. At BAL-29 and above, this includes specific requirements for external walls, windows, roofing, decking, and doors. These requirements add cost. A deck that costs $15,000 at BAL-LOW might cost $25,000 at BAL-29 because of the materials required.

Lending. Most lenders will lend on BAL-LOW through BAL-29 properties without issue. At BAL-40 and BAL-FZ, some lenders become cautious. They may require a lower loan to value ratio or decline the loan entirely if they believe the property is underinsured or uninsurable.

Where to find your BAL rating

Every state publishes bushfire prone area mapping. In NSW, you can check the NSW Planning Portal or request a Section 10.7 planning certificate from the local council. In Victoria, it is the Planning Maps Online tool. Queensland has its own State Planning Policy mapping available through the QLD Globe tool. South Australia and Western Australia have similar systems through their state planning agencies.

A Section 10.7 certificate (or equivalent in other states) is the definitive source. It will confirm whether the property is in a bushfire prone area and what BAL rating applies. If you are serious about a property, request one before you bid.

On housematch, we overlay bushfire data on every listing automatically. You see the BAL rating before you even click on a property.

What to do before you buy

If you are considering a property in a bushfire prone area, take these steps early in the process. First, check the BAL rating. Second, get an insurance quote from at least two providers so you know the real annual cost. Third, if you plan to renovate, talk to a builder about the additional construction costs at that BAL level. Fourth, factor all of this into your annual holding cost and make sure the total number is one you can comfortably afford.

A BAL rating is not necessarily a dealbreaker. Plenty of Australians live happily in BAL-12.5 and BAL-19 areas. But you need to know the number and understand what it means for your costs before you commit. The worst time to find out is after settlement.