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Bushfire prone area mapping: how to read the maps before you design

Check bushfire prone area maps before design: NSW RFS, VicPlan, QLD, WA DFES, SA, TAS, ACT. Section 10.7 certificates and what triggers a BAL assessment.

By Dan Waring. Last updated 9 May 2026. Verified 9 May 2026.

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TL;DR

A site is bushfire prone when state government mapping says so, not when it looks like it is. In NSW, the council-certified NSW RFS Bush Fire Prone Land map is the first check; it also flags on the Section 10.7 planning certificate. In Victoria, VicPlan shows both the Designated Bushfire Prone Area (BPA) and the Bushfire Management Overlay (BMO). Other states have equivalent datasets: WA DFES (updated December 2025), QLD State Planning Policy IMS, SA Planning and Design Code, TAS and ACT via their respective spatial tools. Once a site falls within the mapping, a site-specific BAL assessment is required before DA or building permit lodgement, and that BAL drives the AS 3959-2018 construction specification. A site that looks “borderline” on the online map can still be flagged by the certifier if the vegetation assessment on-site yields a higher BAL.

When you do this

Check bushfire prone area mapping at the earliest possible point: before design starts, before you price the job, and before DA or building permit lodgement. The reasons:

  • Design cost: BAL-40 and BAL-FZ construction requirements constrain window size, cladding selection, eave detailing, and deck construction. Discovering them after design is finalised means rework.
  • Budget cost: BAL-29 and above add measurable construction cost premiums. Price these before going to contract (see NCC bushfire BAL requirements for cost figures).
  • DA or CDC eligibility: some planning instruments prohibit development in BAL-FZ zones entirely. Check before investing in design.
  • Contract exposure: if your contract is priced without knowing the BAL, a BAL-40 or BAL-FZ discovery mid-build is a variation claim waiting to happen.

Who’s involved

  • Builder or certifier: primary party responsible for confirming the site’s bushfire prone land status before permit lodgement.
  • Client (property owner): often the first to obtain the Section 10.7 certificate (in NSW) as part of a conveyance or pre-purchase search. The certificate flags bushfire prone status.
  • BPAD-accredited assessor: conducts the site-specific BAL assessment. Required before DA or building permit in most states.
  • Council: certifies the mapping in NSW (under the EP&A Act) and is the issuing authority for Section 10.7 certificates.
  • State fire agency (RFS, CFA, QFD, DFES, CFS, TFS, ESA): administers the state mapping dataset.
  • Principal Certifying Authority (PCA / BCA): confirms the BAL certificate is consistent with site conditions and that construction drawings reflect the correct AS 3959 section.

Steps

Step 1: Run the online check for your state

Each state has a primary mapping tool. Use the tool for the state where the project is located. Get the online result, but do not stop there: online tools reflect the map at the date of inquiry and can lag newly mapped areas.

NSW: NSW RFS online tool at rfs.nsw.gov.au. Enter the property address, confirm the map pin is on the correct lot, click Get Results. The tool shows whether the property falls within the Bush Fire Prone Land map certified by the RFS Commissioner under s 146(2) of the Environmental Planning and Assessment Act 1979 (NSW) (verified 2026-05-09, NSW RFS BFPL check).

Victoria: VicPlan at planning.vic.gov.au. Generate a planning property report for the address. Check two separate entries: the Designated Bushfire Prone Area (BPA) in the designated areas section, and the Bushfire Management Overlay (BMO) in the planning overlays section. Both can apply to the same lot, and BMO carries its own planning permit requirements on top of AS 3959 construction requirements (verified 2026-05-09, VBA bushfire areas). The BPA map is reviewed twice per year; the most recent update was Tranche 25, gazetted February 2026 (verified 2026-05-09, Planning Victoria bushfire mapping reviews).

Queensland: Access the State Planning Policy Interactive Mapping System (SPP IMS) via the QLD Spatial Catalogue. The Bushfire Prone Area dataset shows land within 100 m of medium, high, or very high potential fire-line intensity (verified 2026-05-09, QLD Government data portal). Local government planning schemes may layer additional requirements.

Western Australia: DFES Map of Bushfire Prone Areas at dfes.wa.gov.au. The current map came into effect 13 December 2025 under s 18P of the Fire and Emergency Services Act 1998 (WA), with a four-month transition period for newly designated areas (verified 2026-05-09, WA Government media statement). The dataset is also available via data.wa.gov.au as the Bush Fire Prone Areas 2025 dataset (OBRM-024) (verified 2026-05-09, WA data catalogue).

South Australia: Planning and Design Code tool at code.plan.sa.gov.au. Check the Bushfire Hazard Rating for the property address. The CFS Development Assessment Service assesses development in High Bushfire Hazard zones; a BAL assessment and compliance with Ministerial Building Standard MBS008 (water supply, access, vegetation management within 100 m) typically apply (verified 2026-05-09, CFS planning and building in bushfire areas). Note: a State-wide Bushfire Hazards Code Amendment was under consultation through 2023-24 and may update the overlay structure; confirm the current state of the Code before relying on historic certificates.

Tasmania: The Tasmanian Planning Scheme (where adopted by the local council) applies Planning Directive No. 5.1 Bushfire-Prone Areas Code. Where a council has not yet adopted the new scheme, transitional provisions under the Building Act 2000 (TAS) and Building Regulations 2014 continue to apply. The Tasmania Fire Service provides spatial mapping; check via the relevant council’s planning portal (verified 2026-05-09, CBOS Tasmania bushfire prone area).

ACT: Bushfire Prone Areas map via ACTmapi at actmapi.act.gov.au. The ACT Bushfire Management Standards (July 2023) apply to development in designated areas. For a specific lot, check the Territory Plan Precinct Map and the ACTmapi bushfire layer (verified 2026-05-09, ACT ESA bushfires).

Step 2: Obtain the Section 10.7 certificate (NSW only)

In NSW, the Section 10.7 planning certificate is the authoritative written confirmation of bushfire prone land status for a lot. Apply through the NSW Planning Portal or directly from the council.

The standard (s 10.7(2)) certificate includes a statement that the land is, or is not, bushfire prone. This statement is drawn from the certified Bush Fire Prone Land map and is a required attachment to most DA and CDC applications (verified 2026-05-09, NSW Planning Portal). A certificate costs $71 to $178 depending on council; turnaround is typically five business days.

The Section 10.7 certificate is not a substitute for a BAL assessment. It confirms the planning overlay status; the BAL is determined site by site by a BPAD-accredited assessor.

Step 3: Understand the NSW map categories

NSW Bush Fire Prone Land has three vegetation categories, each with a buffer zone (verified 2026-05-09, NSW RFS BFPL mapping guide PDF):

CategoryColour on mapVegetation typeBuffer zone
Category 1RedForest, woodlands, heaths (tall and short), forested wetlands, timber plantations100 m
Category 2Dark orangeRainforest (certain types)30 m
Category 3Light orangeGrassland and other vegetation30 m

The buffer zones extend the bushfire prone land designation beyond the edge of the vegetation itself. A property that does not sit on bushfire vegetation but falls within the buffer is still mapped as bushfire prone. This means a cleared residential lot surrounded by forest can be in scope even if there is no vegetation on the lot itself.

Each category links to AS 3959-2018 vegetation groups (Group A through F) used in the BAL calculation. The mapping category is the starting point; the BPAD assessor translates it into an AS 3959 vegetation group, then calculates the BAL using slope and distance-to-vegetation.

Step 4: Commission a site-specific BAL assessment

Once the online check confirms the site is in a mapped bushfire prone area, engage a BPAD (Bushfire Planning and Design) accredited assessor to conduct the site-specific BAL assessment. The BAL certificate must be prepared before DA or building permit lodgement in most states.

The BAL assessment considers:

  • Vegetation type and group (per AS 3959-2018 Appendix B)
  • Effective slope of the ground between the building and the vegetation
  • Distance from the building to the classified vegetation

The output is a BAL level (LOW, 12.5, 19, 29, 40, or FZ) for each face of the building. Where faces have different exposures, the higher BAL typically applies to the whole building unless specific conditions allow a facade-by-facade reduction.

BAL can vary across a single lot. On a sloping site backing to bush, the rear of the house may be BAL-40 while the front elevation is BAL-19. The assessment must evaluate each face.

Assessment cost and timeframe: typically $400 to $600 ex-GST for a standard residential property; more complex sites (steep slope, multiple structures, dense vegetation, heritage constraints) push higher. Allow one to two weeks for the certificate from engagement (verified 2026-05-09, WA Fire Safety).

Step 5: Check for additional planning controls triggered by the BAL or overlay

In some states, the mapping or the BAL result triggers planning controls beyond the NCC building standard:

  • NSW BAL-FZ: development consent may be refused by council or the certifier. Check the LEP and DCP for any prohibition on BAL-FZ development in the zone. The NSW RFS Planning for Bush Fire Protection (PBP) guide applies to most development in bushfire prone areas and requires RFS concurrence in some cases (verified 2026-05-09, NSW RFS additional information).
  • Victoria BMO: the Bushfire Management Overlay is a separate planning instrument from the BPA construction trigger. A BMO requires a planning permit with specific bushfire-management conditions. Check VicPlan for whether a BMO applies in addition to the BPA (verified 2026-05-09, CFA planning and BMO).
  • Asset Protection Zones (APZs): many planning consents in bushfire prone areas impose a condition requiring an APZ: a cleared and maintained vegetation buffer around the structure. The APZ must be established before frame inspection in some states, and maintenance of the APZ can be a condition that runs with the title. Confirm with the certifier and include in the purchaser’s disclosure if selling the property post-completion.

Step 6: Confirm with the certifier and include in contract documents

Do not rely solely on the online map result. Confirm the bushfire prone status with the PCA or BCA before pricing. Online maps are snapshots and can lag re-mapping events.

Include the BAL level and AS 3959-2018 section reference in:

  • The building contract (scope of works)
  • The permit drawings (as a note on the cover sheet and relevant elevations)
  • The subcontractor scope documents for framing, cladding, windows, and roofing

Failure to flow the BAL requirements through to subbies is one of the most common causes of non-compliant materials reaching site.

Documents needed

DocumentPrepared byWhen required
Online map check (printout or screenshot)Builder or ownerBefore design
Section 10.7 certificate (NSW)Council (applied by owner or builder)Before DA/CDC lodgement in NSW
BAL certificateBPAD-accredited assessorBefore DA/CDC lodgement
Construction drawings noting BAL and AS 3959 sectionDesigner / architectAt building permit stage
Product compliance certifications for BAL-rated materialsSuppliers / manufacturerOn site before installation
Performance Solution report (BAL-FZ, some configurations)Fire engineer or consultantBefore construction starts at relevant element

Common holds

  • Mapping check done late: BAL-40 or BAL-FZ discovered after design is locked in, requiring facade redesign and cladding rework.
  • Certificate not reflecting current map: council-issued Section 10.7 certificates reflect the map at the date of issue; if the RFS has subsequently re-certified the map, a new certificate may be needed.
  • BAL assessed for whole-of-lot average, not facade-by-facade: certifiers require BAL to be assessed per facade. A single-BAL certificate that doesn’t address orientation can be knocked back.
  • Online map result treated as final: the online tool is a screening tool only. Site conditions (slope, vegetation clearing since last map update) can mean the actual BAL assessed on site differs from the map category.
  • APZ condition missed at handover: if the planning consent imposes an APZ, it must be disclosed on contract and maintained post-completion. Forgetting to include this in the purchaser’s disclosure is a legal exposure for the seller.

References

  1. NSW Rural Fire Service, Bush fire prone land. https://www.rfs.nsw.gov.au/plan-and-prepare/building-on-bush-fire-prone-land/bush-fire-prone-land (verified 2026-05-09).
  2. NSW Rural Fire Service, Check if you’re in bush fire prone land (online tool). https://www.rfs.nsw.gov.au/plan-and-prepare/building-on-bush-fire-prone-land/bush-fire-prone-land/check-bfpl (verified 2026-05-09).
  3. NSW RFS, Guide for Bush Fire Prone Land Mapping Version 5b (November 2015). https://www.rfs.nsw.gov.au/__data/assets/pdf_file/0011/4412/Guideline-for-Councils-to-Bushfire-Prone-Area-Land-Mapping.pdf (verified 2026-05-09).
  4. Victorian Building Authority, Bushfire areas and overlays. https://www.vba.vic.gov.au/consumers/bushfire/areas-overlays (verified 2026-05-09).
  5. Department of Planning Victoria, Bushfire mapping and reviews. https://www.planning.vic.gov.au/guides-and-resources/guides/all-guides/bushfire-map-reviews (verified 2026-05-09).
  6. Country Fire Authority (VIC), Planning and Bushfire Management Overlay. https://www.cfa.vic.gov.au/plan-prepare/building-planning-regulations/planning-controls/planning-and-bushfire-management-overlay (verified 2026-05-09).
  7. Department of Fire and Emergency Services (WA), Bushfire Prone Areas. https://www.dfes.wa.gov.au/hazard-information/bushfire/bushfire-prone-areas (verified 2026-05-09).
  8. WA Government, New bushfire policy and map for Western Australia (25 September 2024). https://www.wa.gov.au/government/media-statements/Cook-Labor-Government/New-bushfire-policy-and-map-for-Western-Australia-20240925 (verified 2026-05-09).
  9. South Australian Country Fire Service, Planning and building in bushfire areas. https://www.cfs.sa.gov.au/plan-prepare/planning-building/planning-building-in-bushfire-areas/ (verified 2026-05-09).
  10. Consumer, Building and Occupational Services Tasmania, Building in bushfire prone areas. https://cbos.tas.gov.au/topics/technical-regulation/building-standards/building-practitioners/bushfire-prone-area (verified 2026-05-09).
  11. ACT Emergency Services Agency, Bushfires. https://esa.act.gov.au/be-emergency-ready/bushfires (verified 2026-05-09).
  12. NSW Planning Portal, Online Section 10.7 Planning Certificate Service. https://www.planningportal.nsw.gov.au/development-and-assessment/post-consent-certificates/online-section-107-planning-certificate-service (verified 2026-05-09).
  13. Queensland Government Open Data Portal, Bushfire prone area — Queensland series. https://www.data.qld.gov.au/dataset/bushfire-prone-area-queensland-series (verified 2026-05-09).

See also

Last updated: 2026-05-09. Verified: 2026-05-09. Quarterly review for currency.

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