National Construction Code Updates - 1 May 2024

Welcome to our latest update on the Australian National Construction Code, effective from 1 May 2024. In this video, Audrey Whisker will walk you through key changes in livable housing, energy efficiency, and more, ensuring you're up-to-date with the latest standards for building and renovating. Stay tuned for essential insights and practical tips to help you navigate these important updates by subscribing to our youtube channel here.

National Construction Code 2022 (NCC 2022) Updates Summary

Video Transcript

Good morning, everyone. I’m Audrey Whisker, principal architect at Whisker Architecture. Today, I’m discussing updates to the Australian National Construction Code (NCC) effective from 1 May 2024. Before we dive into the changes, this presentation is made public to create awareness. By consuming this content, you are aware that you still have the responsibility to check with your local statutory authorities to see how this does or may affect your project.

I won't be going through every clause that's changed. What I will be providing is an overview of six main areas: Livable Housing, Energy Efficiency, Other Residential Updates, Condensation Mitigation, Waterproofing of Wet Areas, and a look ahead to upcoming changes. These changes aim to make homes more adaptable and easier to use for people of all ages and abilities. The requirements apply to all new Class 1a buildings (houses, row houses, terraces, townhouses, and villa units) and Class 2 buildings (apartment buildings, but only inside the apartments).

Livable housing design involves creating homes that can adapt to the changing needs of occupants over time. This includes reducing or eliminating steps wherever possible, providing more space in bathrooms and wider doorways, and ensuring that homes can be easily modified in the future by allowing for the structure for future grabrails in bathrooms. Costs we expect to be incurred and passed on to end consumers include design and drafting costs to update floor plan catalogues. There is a requirement for a step-free path from either the boundary or dedicated on-site parking space. For residential companies who typically exclude driveways from their quotes, this may require the addition of a path or a driveway to achieve a building permit. These features make homes accessible and convenient for everyone, including parents with prams, people with temporary or permanent injuries, seniors, and people with disabilities. It costs about 22% more to retrofit a home for accessibility than to include these features during initial construction. So, these changes support the concept of aging in place and reduce future costs of modifications.

Benefits of Livable Housing Design:

• Aging in Place: Helps seniors stay in their homes longer and maintain independence.

• Multigenerational Households: Makes it easier for families with multiple generations to live together.

• Children: Facilitates easier movement and safety for children, including those with disabilities.

• Visitors: Ensures that homes are welcoming and accessible to visitors with mobility issues.

• The NCC 2024 introduces a series of changes aimed at reducing emissions and moving towards a net-zero future. These changes affect commercial buildings (Class 3 and Class 5 to 9 buildings) and the common areas of apartment buildings (Class 2 buildings).

• The updates provide cost-effective, fuel- and technology-neutral methods to move towards a net-zero future. They also support the growing uptake of electric vehicles (EVs). The key changes include:

• Deemed-to-Satisfy (DTS) Provisions: Cost-effective updates to improve energy efficiency.

EV Charging Infrastructure: Carparks must provide a dedicated electrical distribution (DB) board for EV charging, typically one DB per 24 parking spaces, properly labeled. EV charging equipment must include control systems to manage and schedule charging, handling loads and demand efficiently. Each circuit supporting EV charging must provide a minimum of 12kWh for standard charging and 48kWh for fast charging, with specific times for residential (11 pm to 7 am) and commercial (9 am to 5 pm) use.

Photovoltaics (PV): Buildings must have new distribution boards with space for future PV panels and battery systems, including two empty three-phase circuit breaker slots and four DIN rail spaces, labeled accordingly. Roof Space for PV: 20% of the building's roof must be left clear for future solar PV panel installation unless more than 50% of the roof area is used for other purposes like terraces, carparks, or roof gardens.

These measures are part of broader government initiatives to transition towards a renewable electricity grid, enabling future electrification by making it easier to replace gas-powered equipment with electric alternatives. From 1st May, new homes must now meet a minimum 7-star energy efficiency rating, up from the previous 6-star requirement. Achieving a 7-star rating means lower energy bills for homeowners and a reduced environmental footprint. This change is crucial as poorly insulated homes contribute to significant health risks. Studies have shown a 14.7% increase in deaths during winter, linked to cold weather and thermally inefficient housing.

The new Whole of Home assessment evaluates the expected annual energy use of a house, with a new limit on energy consumption. This assessment considers the type of heating and cooling equipment, type of hot water system, lighting, use of swimming pools and spas, and onsite renewable energy (PV systems). A home must achieve a score of 60 out of 100 to pass, with 100 being carbon neutral. Efficient appliances and PV systems will increase the score, while inefficient appliances and high-energy-use features will decrease it. The annual energy use budget for apartments is more lenient, recognizing the challenges of installing rooftop PV. If you're interested in understanding more about building and renovating for 7 stars, you can download our free guide at whiskerarchitecture.com.

The NCC now includes provisions for secondary dwellings, such as granny flats. In December 2023, the Victorian Government amended the Building Regulations 2018 to simplify the process for constructing small second dwellings (SSDs). Key points include:

Planning and Building Permits: If an SSD meets the exemption criteria from a planning permit, it might not require a building permit if classified as an unregistered movable dwelling (UMD), provided it can be removed within 24 hours.

Corner Blocks: Regulation 74 requires standard setbacks, and SSDs must be set back from the front wall of the main dwelling. For unusual situations, especially on corner blocks, builders may need to seek report and consent.

Attachment and Fire Separation: SSDs can be attached or detached from other structures but must meet fire separation requirements, with possible need for report and consent for access paths in accordance with Regulation 86B.

Private Open Space: Secluded private open space must be distinct and separate for SSDs.

Size Limitations: SSDs are capped at 60m² unless they receive a change of use approval.

Utilities: Issues like separate NBN services and mail delivery fall outside building regulations and need to be addressed with relevant agencies. Owners must ensure service provision for SSDs, often requiring custom solutions for backyards.

Sound transmission between apartments has been a significant concern. The updated NCC includes stricter requirements for sound insulation, ensuring better acoustic privacy for apartment residents. This includes improved wall and floor construction techniques and enhanced materials for soundproofing. Minor changes to the Waterproofing of Wet Areas have changed. None of them are significant but they do take into consideration the growing popularity of bidets and clarify some additional technical requirements.

Condensation can lead to serious issues such as mold growth and structural damage. Updates include quantified targets for allowable condensation risks, enhanced building ventilation requirements for well-sealed homes and homes with gas or wood-fired heaters, clarifications around the use of building wraps, and mandated roof space ventilation in cool climate zones to prevent condensation buildup. All exhaust systems are now mandated to exhaust outside instead of into roof spaces. Areas that require exhaust – like internal toilets – will require the exhaust fan to be activated with the room's lights and continue to operate for 10 minutes after the lights are turned off.

So, what does this all mean? Industry bodies disagree with the cost of the current changes – varying from around $25,000 per home by HIA members to closer to $4000 per home by Property Council members. An average suburban driveway can easily cost $20,000, so I suspect that is where at least some of that discrepancy comes from. We do know that fire safety, condensation, energy efficiency, and electrification are all areas flagged for improvement for future NCC updates. In the meantime, commencing 1st September 2026, lead content in plumbing fixtures will be significantly reduced. And last but not least, as of the 1st of July, there is a complete ban on the manufacturing, supply, processing, and installation of engineered stone. This is also having an effect on pricing and manufacturing equipment.

I'd like to end this presentation with a huge thank you to Vee R-Byrne (Founder & Director Global Commercial Advisory Group & Lifestyle-V Finance Gravity Business Lounge 'Haut Monde' Lending Executive @mybizloan.solutions) for organizing such an amazing event and inviting me to be a part of it. Other speakers included legal, financial, property, and construction experts providing an industry update on property and construction in Victoria. I was honored to be joining this incredible lineup of eleven unique industry professionals:

• Geoff White (REIV President 2003/04 & 15/16)

• Ron Cohen (Property Lawyer, TLFC Law)

• Cynthia Peretz (Property Advisor, Metrolinx)

• Cameron Jay (BA Investwise Property)

• Corey Vraca (Industrial Colliers)

• Rochelle Ciccone (Lombardi Partners)

• Lorenzo Rigoni (TP Terrain Consulting)

• Audrey Whisker (Whisker Architecture)

• Marija Caruana-Smith (Litigation Lawyer, Altura Legal)

• Neil Mclean (Insolvency Rodgers Reidy)