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Termite barriers: residential installation guide

Physical and chemical termite barrier systems for Australian residential builds. AS 3660.1:2014, NCC 2022 Part 3.4, Kordon, Granitgard, Homeguard, Termidor.

By Dan Waring. Last updated 10 May 2026. Verified 10 May 2026.

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TL;DR

Termite management is a mandatory NCC hold point on every residential build in a termite-prone area. The governing standard is AS 3660.1:2014 (incorporating Amendment 1, September 2017), referenced in NCC 2022 Volume Two clause H1D3 and ABCB Housing Provisions Part 3.4. Physical systems (Kordon, Granitgard, Homeguard, TermiMesh) offer 50-year warranted protection with no re-treatment cycle; chemical soil treatment (Termidor fipronil, Biflex bifenthrin) is effective for up to 8 to 10 years and requires a licensed pest management technician for application and replenishment. The system type, installation date, chemical life, and inspection frequency must be permanently recorded on a durable notice fixed to the building (NCC 2022 HP 3.4.3). The most common failure mode is bridging: garden mulch, soil, or fill placed over the barrier creates a bypass route that defeats the system entirely. Annual inspections under AS 3660.2:2017 are the post-installation standard.

When you do this

Termite management is installed during construction, coordinated with the footing and slab stages. The sequence:

  1. Site prep and earthworks complete
  2. Footing and slab formwork set
  3. Termite barrier installed under slab and at perimeter penetrations (before pour)
  4. Slab poured and cured
  5. Wall frame erected
  6. Chemical perimeter treatment applied (if chemical system used) after slab and before backfill
  7. Durable notice fixed to building
  8. Frame-stage certifier inspection (hold point in many states)
  9. Annual inspection regime commences on handover

The specific sequence depends on the system type. Physical membrane and graded stone systems are installed before the pour. Stainless steel mesh is installed around penetrations and at slab perimeters. Perimeter chemical soil treatment is applied after the slab but before backfill, or via a reticulation system installed before the pour.

Who’s involved

RoleResponsibility
Licensed pest management technicianChemical soil treatment application, documentation, reticulation systems
Accredited barrier installerPhysical membrane (Kordon, Homeguard) or mesh (TermiMesh) installation. Many systems require the manufacturer’s own accredited installer.
BuilderSystem selection, sequencing, hold point coordination, durable notice placement
CertifierFrame-stage or pre-pour inspection. Check the Construction Certificate conditions for hold points.
ChippyFrame placement above the inspection zone. Must not bridge or obscure the barrier during construction.

NCC 2022 requirements

NCC 2022 Volume Two clause H1D3(3) triggers termite risk management. Compliance with ABCB Housing Provisions Part 3.4 is the Deemed-to-Satisfy pathway for Class 1 and Class 10 buildings (verified 2026-05-10, NCC 2022 ABCB Housing Provisions Part 3.4, ABCB).

When the requirement applies

HP 3.4.1 activates the requirement when:

  • The building is Class 1 or Class 10
  • The site is in an area where subterranean termites present a risk of attack
  • Primary building elements are susceptible to termite attack (i.e., not already constructed from steel, aluminium, concrete, masonry, fibre-reinforced cement, naturally termite-resistant timber per AS 3660.1 Appendix C, or preservative-treated timber per AS 3660.1 Appendix D)

Design life rule

HP 3.4.2 requires the chosen system to either:

  • Have a design life of at least 50 years (for non-temporary Class 1 buildings), or
  • Be easily and readily accessible for replenishment or replacement

Queensland and Northern Territory have additional variations: QLD mandates a minimum 50-year design life for all systems; NT requires additional protection against Mastotermes darwiniensis (giant northern termite), a far more aggressive species than the subterranean termites common in southern states.

Durable notice (mandatory)

HP 3.4.3 requires a permanent durable notice fixed to the building (typically in or near the electrical meter box) stating:

  • Type of termite management system installed
  • Installation date
  • Chemical life expectancy (where chemical is used)
  • Recommended inspection scope and frequency

This notice must survive the life of the building. The builder is responsible for ensuring it is in place before handover.

System types

Physical barriers: membrane

Membrane-based physical barriers are installed during construction as a continuous sheet. The membrane creates a physical plane that termites cannot penetrate without visible detection. Three main products hold CodeMark certification under AS 3660.1:

Kordon (Envu, formerly Bayer Environmental Science). A polyester webbing impregnated with deltamethrin (a synthetic pyrethroid) laminated between two polyethylene sheets. Termites that contact the material die or are repelled. CodeMark certification GM-10-CM30001. 50-year durability warranted; 120,000+ Australian installations since 1996. Authorised installers only. (Kordon Warranty Centre, verified 2026-05-10; Envu Kordon-TMB, verified 2026-05-10.)

Homeguard (FMC Australia). Bifenthrin-impregnated high-impact embossed polymer sheeting, 300 micron (PB variant) or 500 micron (DPC variant). The DPC variant also serves as the damp-proof course. CodeMark certified against AS 3660.1 and AS 3660.3. (Homeguard PB product page, Envu, verified 2026-05-10.)

Installation for membrane systems:

  • Laid continuously under the slab over compacted fill, lapped at joins, and sealed
  • Turned up at all edges to form a perimeter upstand
  • Sealed around all service penetrations (pipes, conduits, post anchors)
  • Any tear or puncture during pour must be repaired before the concrete is placed

Physical barriers: stainless steel mesh

TermiMesh (Termi Home and Commercial). Grade TMA725 stainless steel mesh (exceeding AS 3660.1 Section 6 grade 316 specification). Mesh apertures are sized below the physical limit of termite penetration. CodeMark CM-90002. 700,000+ Australian installations. Accredited installer only. (TermiMesh product information, verified 2026-05-10.)

Mesh is installed as collars around all slab penetrations and as a perimeter stainless steel strip at slab edges. More complex to detail correctly than membrane systems but entirely chemical-free.

Physical barriers: graded stone

Granitgard (Flick Anticimex). Graded stone screenings sized between 1.5 mm and 5 mm, a particle range too large for termites to move and too heavy to be displaced without visible disturbance. Developed with CSIRO over 15 years. CodeMark certified against AS 3660.1. No chemicals. 50-year warranty (product must not have been disturbed). (Granitgard termite management system, Flick, verified 2026-05-10.)

Applied as a continuous bed around and beneath the slab perimeter and as collars around all service penetrations. Requires no replenishment unless disturbed by excavation or plumbing work. When disturbed, the disturbed section must be reinstated and re-certified.

Chemical soil treatment

Chemical treatment creates a treated soil zone around and beneath the slab that is lethal or repellent to termites. The chemical binds to soil particles; termites passing through the zone are killed or denied colony contact.

Currently registered active ingredients for pre-construction soil treatment in Australia:

Active ingredientBrand examplesProtection periodCharacter
FipronilTermidor Residual (BASF), Taurus SCUp to 8 yearsNon-repellent; termites carry it back to the nest (transfer effect)
BifenthrinBiflex Ultra, Homeguard (soil variant)Up to 10 yearsRepellent; creates a deterrent zone
ImidaclopridPremise 200SC (Envu)Up to 5 yearsNon-repellent; used in reticulation systems

Note: Chlorpyrifos was previously used extensively for pre-construction termite treatment but all domestic and residential uses were cancelled by the Australian Pesticides and Veterinary Medicines Authority (APVMA) in 2019. It is no longer registered or available for this application. (APVMA chlorpyrifos review, verified 2026-05-10.)

Application methods:

  • Under-slab treatment: chemical applied to prepared soil surface before the slab is poured, using a horizontal wand at rates specified on the product label
  • Perimeter treatment: chemical applied as a continuous vertical and horizontal soil zone against the external face of the footing, after the slab but before backfill
  • Reticulation system: a network of perforated pipes installed before the pour, through which chemical can be re-injected from outside the building at the end of the protection period

All chemical soil treatment must be applied by a licensed pest management technician. Only chemicals currently on the appropriate authority’s pesticides register (APVMA in Australia) are permitted under NCC 2022 HP 3.4.2.

Replenishment obligation: chemical systems must be replenished before the protection period expires. The durable notice records the expiry date. Failure to replenish leaves the building unprotected without any visible warning, so the replenishment obligation should be a disclosed condition of handover.

Timber durability: the passive layer

Where timber is used in elements at risk of concealed termite contact (subfloor framing, bearers, joists, plates, wall frames in termite-prone areas), the durability class and preservative treatment level affect the consequences of a barrier breach.

Under AS 5604:2022, timbers are classified for natural termite resistance. Species rated “resistant” under the standard can be used in some situations per AS 3660.1 Appendix C. In practice, most pine framing used in residential construction is not naturally termite-resistant; the barrier system is the primary protection, and the timber is a secondary consideration.

Preservative treatment under AS 3660.1 Appendix D requires:

  • H2 treated timber for framing in enclosed situations above ground in termite-prone areas (minimum). H2 treatment provides protection against termite attack but not fungal decay.
  • H3 treated timber for above-ground exterior applications (decking, cladding)
  • H4/H5 for ground contact

Where the AS 3660.1 system allows timber as the sole termite management measure (in limited circumstances), the timber must be naturally resistant heartwood per Appendix C or preservative treated per Appendix D. Verify with the certifier before relying on timber-only compliance.

Termite-prone areas

Not all of Australia requires a termite management system: NCC 2022 HP 3.4.1 only applies where subterranean termites present a risk of attack. In practice, most of Australia outside alpine and very arid regions is classified as termite-prone at the local council level. Local councils declare termite-prone areas under their development control instruments. Always check the local council’s DA conditions or development control plan (DCP) to confirm whether the site triggers AS 3660.1 requirements.

Queensland and Northern Territory have specific mandates: all of QLD requires a minimum 50-year design life termite management system; all of NT requires protection against Mastotermes darwiniensis in addition to subterranean species, which limits the acceptable product list (Kordon and TermiMesh hold specific NT certification).

Steps

1. Confirm site classification

Check the local council DCP or building permit conditions. Confirm whether the site is in a declared termite-prone area. If it is, AS 3660.1 applies and a system compliant with HP Part 3.4 is mandatory.

2. Select the system

Consider:

  • Physical or chemical or combination: physical systems are typically preferred because they are passive, chemical-free (some), and warranted for the building life without a replenishment obligation on the owner
  • Design life: 50-year physical systems are the default for Class 1 residential builds in all states (mandatory in QLD)
  • Site conditions: slabs with many penetrations suit stainless steel mesh or membrane systems; sites with minimal penetrations can use graded stone more easily
  • Cost: chemical treatment is often cheaper upfront but carries a replenishment cost at 8 to 10 year intervals

Discuss system selection with the certifier before frame stage. Some councils specify the acceptable system type in their permit conditions.

3. Pre-pour installation

For membrane and graded stone systems: install before the slab pour.

  • Lay the membrane or graded stone continuously over the prepared fill, extending to all slab edges
  • Lap joins per the manufacturer’s technical manual and AS 3660.1
  • Install pipe/conduit collars at all penetrations before the reinforcement is tied (penetrations are the most common point of failure)
  • Inspect the completed barrier before the pour: check laps, penetration seals, edge upstands, tears
  • Membrane tears must be repaired with the manufacturer’s specified repair tape before concrete is placed

For stainless steel mesh: install collars around all penetrations; install perimeter strip before pour.

For reticulation systems (chemical, pre-pour): install the pipe network before the pour; cap all outlets; pressure-test the system before concrete is placed.

4. Post-pour perimeter treatment (chemical systems)

Apply the soil chemical treatment to the perimeter soil zone adjacent to the external face of the footing. The treatment must form a continuous vertical and horizontal chemical zone at the footing. Apply before backfill. Never apply over a surface that has already been backfilled; the chemical must reach the soil in direct contact with the footing.

5. Documentation and durable notice

On completion of installation:

  • Obtain the installer’s certificate or report confirming system type, AS 3660.1 compliance, installation date, and chemical details (where applicable)
  • Fix the durable notice to the building (meter box or equivalent) per HP 3.4.3
  • Add the termite management system documentation to the building file

6. Annual inspection regime

AS 3660.2:2017 recommends inspections at not more than 12-month intervals for existing buildings with termite management systems (AS 3660.2:2017 summary, AEPMA, verified 2026-05-10). The durable notice records the recommended frequency from the system manufacturer; follow whichever is more frequent.

Annual inspections are carried out by a licensed timber pest inspector. They check for:

  • Termite activity or damage
  • System integrity (not bridged, not damaged)
  • Chemical replenishment due date (if applicable)
  • Drainage and subfloor ventilation adequacy

Tolerances and acceptance

Specific workmanship tolerances for termite barrier installation (joint laps, upstand heights, collar sealing dimensions) are specified in each system’s technical manual and in AS 3660.1. The HIA Guide to Materials and Workmanship records workmanship acceptance criteria for inspection purposes:

Termite barrier installation workmanship: Per current HIA Guide to Materials and Workmanship. Verified numerical value pending HIA member access. [HIA-075]

For chemical treatment, the key acceptance criterion is continuity: no gap in the treated soil zone around the footing perimeter. The licensed pest management technician’s certificate attests to this; the certifier does not normally re-test soil concentration.

Documents needed

  • AS 3660.1:2014 compliance certificate from the barrier installer (physical systems) or pest management technician (chemical systems)
  • Manufacturer’s technical manual and installation record
  • Durable notice (fixed to building)
  • Pesticide use record (for chemical applications, required under most state legislation)
  • Certifier’s inspection sign-off where required under Construction Certificate conditions
  • Building file entry: system type, installer, date, product name, APVMA registration number (chemical systems)

Common holds

  • Bridging during construction. Timber off-cuts, formwork, or fill placed over the barrier create a concealed bypass. Inspect the perimeter at every site visit between installation and lock-up. Gravel or soil against the external wall above the barrier line is the most common post-handover bridge.
  • Penetration not sealed. Every pipe and conduit through the slab is an individual termite access point. Missing collar on a single late-add conduit voids the system at that point.
  • Membrane tear not repaired. Steel mesh, reinforcement rods, or foot traffic during the pour can puncture membrane systems. A repair done after the concrete is placed is impossible without removing the slab. Pre-pour inspection is non-negotiable.
  • Chemical applied after backfill. Perimeter chemical treatment applied over existing backfill does not reach the footing soil. The chemical must contact undisturbed or re-compacted soil adjacent to the footing.
  • Durable notice missing at handover. A building handed over without a durable notice fails the HP 3.4.3 requirement. The first buyer’s building inspection will flag it, and it is the builder’s obligation to remedy.
  • Chemical system past its protection period. Chemical systems degrade. A building sold 10 years after construction with no record of replenishment has no active termite protection, even though the original system was compliant. Disclose at handover and record in the building file.
  • System selection not suited to QLD or NT requirements. In QLD, any system with less than a 50-year design life fails HP Part 3.4. In NT, systems not certified against Mastotermes darwiniensis are non-compliant.

References

See also

Last updated: 2026-05-10. Verified: 2026-05-10. Quarterly review for currency.

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