NCC 2025: Industry Gears Up for Significant Building Code Changes

The Australian Building Codes Board (ABCB) has released the public comment draft for the National Construction Code (NCC) 2025, signaling a wave of significant updates for the building industry. These proposed changes span crucial areas including energy efficiency, electrification, condensation management, and waterproofing, aiming to modernize building standards across Australia. Industry stakeholders are urged to review and provide feedback on these extensive amendments before the July 1st deadline.

• Mandatory photovoltaic panels for commercial buildings.
• Pre-provisioning for electric vehicle charging in residential and commercial properties.
• Stricter condensation management requirements for various building classes.
• Reintroduction of enhanced waterproofing provisions for commercial and apartment buildings.
• Concerns raised about the compressed timeline for industry feedback and implementation.

NCC 2025 introduces more stringent energy efficiency requirements for commercial buildings (Class 3, 5-9, and common areas of Class 2). The proposals outline three increasing levels of stringency, with higher levels mandating photovoltaic panels on a majority of roof space. Level 3 specifically requires additional solar capacity to offset gas appliances, necessitating increased electrical capacity and space for future retrofits. This push towards "net-zero ready" buildings reflects a broader industry trend.

For Class 1 housing, the draft includes pre-provisioning for electric vehicle charging in one parking space, mirroring changes made for Class 2 buildings in NCC 2022. This involves a dedicated circuit and pathway to a suitable outlet. Additionally, the draft proposes recognizing centralized electric hot-water supply as an alternative for sanitary hot-water systems in Class 2 buildings, offering a solution where space or rooftop PV might be constrained, especially as some jurisdictions move to ban gas in new developments.

Following previous iterations, NCC 2025 proposes further specific provisions for condensation management, impacting building costs, materials, and design. The requirements for vapor-permeable materials will be expanded to all climate zones and Class 3 (motels) and Class 9c (aged care) buildings. A notable change for buildings in cooler climates (zones 6-8) is the potential ban on direct-fix cladding solutions, mandating ventilated and drained cavities for walls. These changes are also proposed to apply to Class 2, 3, and 9c buildings.

The draft also sees the return of enhanced waterproofing requirements for commercial and apartment building concrete balconies, roofs, podiums, Class 7 carparks, and Class 8 factories. These proposals aim to consolidate performance requirements for surface water management, rising damp, and external waterproofing. The scope is expanded to include irrigation, groundwater, and sub-surface overflow from water services. Implications for slab design, mandatory falls, and narrow tolerances are expected, potentially leading to increased costs and delays.

A significant concern for the Housing Industry Association (HIA) is the timing of the NCC 2025 consultation, which overlaps with the implementation of NCC 2022 changes in several states and territories. This compressed timeline may limit the industry’s ability to provide informed feedback based on practical experience with the current code. HIA advocates for a longer transition period, ideally proposing a commencement date of May 1, 2026, or later for NCC 2025.

Industry members are strongly encouraged to review the draft proposals available on the ABCB Consultation Hub. Feedback must be submitted directly to the ABCB via their hub by 11:59 pm on July 1, 2024. The HIA also invites members to share their views by emailing HIA Technical Services.

• Time to re-charge for NCC 2025, Housing Industry Association | HIA.