NCC 2025: Industry Gears Up for Major Building Code Overhaul

The Australian construction industry is preparing for significant changes with the upcoming National Construction Code (NCC) 2025. The draft proposals, released for public comment, introduce substantial amendments across energy efficiency, electrification, condensation management, and waterproofing, aiming to reshape Australia’s building landscape. Industry bodies are urging stakeholders to review these changes and provide feedback before the deadline.

• NCC 2025 draft proposes significant changes to energy efficiency, electrification, condensation management, and waterproofing.
• Commercial buildings face increased energy efficiency stringency, including mandatory photovoltaic panels.
• Class 1 housing will require pre-provisioning for electric vehicle charging.
• Condensation management provisions are being revisited for the third time since 2019.
• Waterproofing requirements for commercial building elements are set to return.
• Industry advocates for longer transition periods to manage overlapping code implementations.

NCC 2025 is set to introduce more stringent energy efficiency requirements for commercial buildings (Class 3, 5-9 and common areas of Class 2). The proposals outline three levels of stringency, with higher levels mandating photovoltaic panels on a majority of roof space. Level 3 further requires additional solar capacity to offset gas appliance use for heating or hot water, necessitating increased electrical capacity and space for potential retrofits. The goal is to move towards ‘net-zero ready’ buildings.

For Class 1 housing, the NCC 2025 draft includes pre-provisioning for electric vehicle charging at one parking space, mirroring changes introduced for Class 2 buildings in NCC 2022. This involves a dedicated circuit and pathway to a suitable outlet. Additionally, the draft proposes recognising centralised electric hot-water supply as an alternative for sanitary hot-water systems in Class 2 buildings, offering a solution where space or rooftop solar is constrained, and aligning with jurisdictional moves away from gas.

Condensation management provisions are being updated for the third time since NCC 2019, with proposed changes expected to impact the cost, materials, and design of dwellings. The requirements for vapour-permeable materials will be expanded to all climate zones and Class 3 (motels) and Class 9c (aged care) buildings. A notable change for approximately half of Australian 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 clarify existing provisions.

Waterproofing requirements for concrete balconies, roofs, podiums, Class 7 carparks, and Class 8 factories in commercial and apartment buildings, previously proposed for NCC 2022, are set to return in an amended form. The proposals include a consolidated Performance Requirement for surface water management, rising damp, and external waterproofing. The scope of water management will expand to cover the entire allotment, including irrigation, groundwater, and sub-surface overflow. These changes may affect slab design, mandatory falls, and introduce narrow tolerances, potentially leading to increased costs and delays.

The Housing Industry Association (HIA) highlights that consultation on NCC 2025 is occurring while many in the industry are still implementing NCC 2022 changes, creating a risk of unforeseen consequences. The HIA strongly advocates for longer transition periods for NCC 2025, ideally commencing on 1 May 2026 or later, to avoid overlap with NCC 2022 implementation timelines. Members are encouraged to review the draft proposals available on the ABCB Consultation Hub and submit comments directly to the ABCB by 11:59 pm on 1 July 2024. The HIA also invites members to share their views with HIA Technical Services.

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