NCC 2025 Draft Unveiled: Key Changes for Energy Efficiency, Electrification, and Building Standards

The Australian Building Codes Board (ABCB) has released the public comment draft for the National Construction Code (NCC) 2025, proposing significant updates across energy efficiency, electrification, condensation management, and waterproofing. These changes, ranging from minor edits to substantial overhauls, aim to reshape Australia’s building landscape.

• Significant updates are proposed for commercial energy efficiency, including mandatory photovoltaic (PV) arrays and pre-provisioning for electric vehicle (EV) charging.
• Condensation management provisions are being revisited for the third time since 2019, with expanded requirements for vapor permeability and potential mandates for ventilated and drained cavities.
• Waterproofing requirements for commercial buildings and apartment concrete elements are set to return in an amended form.
• The proposed implementation date of May 1, 2025, overlaps with NCC 2022 changes, raising concerns about industry transition periods.

NCC 2025 introduces more stringent energy efficiency requirements for commercial buildings (Class 3, 5-9, and common areas of Class 2). The draft outlines three increasing levels of stringency. The higher levels mandate the installation of photovoltaic panels on a majority of the building’s roof space. Level 3 further requires additional PV or equivalent capacity to offset the use of gas appliances for heating or hot water, necessitating increased electrical capacity and space for potential retrofits. The highest stringency level aims for ‘net-zero ready’ buildings.

The draft also emphasizes supporting electrification. For commercial classes (excluding Class 7a carparks), chargers are proposed for internal and external carparks, with an estimated net cost of at least $1.5 billion. For Class 1 housing, pre-provisioning for electric vehicle charging to one parking space is proposed, mirroring changes made for Class 2 buildings in NCC 2022. This includes the requirement for a dedicated circuit and pathway to a suitable outlet. Additionally, the draft proposes recognizing centralized electric hot-water supply as an alternative to sanitary hot-water systems in Class 2 buildings, offering a solution where space or rooftop PV constraints exist, and aligning with jurisdictional bans on gas in new developments.

Condensation management provisions are being updated for the third time since NCC 2019. The proposals expand the types of materials required to be vapor permeable across all climate zones and for 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 the use of ventilated and drained cavities for walls. Changes to roof cavity dimensions and ventilation calculations are also proposed to address existing confusion. These updates are intended to apply to Class 1, 2, 3, and 9c buildings.

Waterproofing requirements for commercial and apartment building concrete balconies, roofs, podiums, Class 7 carparks, and Class 8 factories, previously removed from NCC 2022, are set to return in an amended form. The proposals include a consolidated Performance Requirement F1 for surface water management, rising damp, and external waterproofing, alongside F3 Roof and wall cladding. The scope of water management 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 impacting materials, design, and costs.

The consultation for NCC 2025 proposals occurs while many in the industry are still implementing NCC 2022 changes, raising concerns about the potential for unintended consequences due to a lack of practical experience with the latest code. The proposed May 1, 2025, commencement date also overlaps with NCC 2022 implementation timelines in Victoria and Queensland. The Housing Industry Association (HIA) advocates for a longer transition period, ideally May 1, 2026, or later, to provide the industry with more time. Members are encouraged to review the draft proposals and submit comments to the ABCB by July 1, 2024, via the ABCB’s Consultation Hub.

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