What “bushfire prone” means
Each state maps the land that could be affected by a bushfire. If a house is on that map, any new building work, including extensions, has to be built to resist bushfire attack to a set level, called the Bushfire Attack Level (BAL).
Check the address in your state
Victoria
Search the address in VicPlan and download the free Planning Property Report. It shows two things:
- Bushfire Prone Area (BPA): new homes here must be built to at least BAL-12.5.
- Bushfire Management Overlay (BMO): land with the highest hazard, generally near large areas of forest or scrub. Building needs a planning permit, which is usually referred to the CFA.
The Section 32 Vendor Statement must also say if the property is in a bushfire prone area.
New South Wales
Use the NSW Rural Fire Service’s Check if you’re in bush fire prone land tool, or turn on the bush fire prone land layer in the Planning Portal Spatial Viewer. The result is only valid on the day you search, and it doesn’t give a BAL.
Agents must also tell you if the property was affected by bush fire in the last five years.
Queensland
Bushfire prone areas appear in the state planning maps, on Queensland Globe, and as bushfire hazard overlays in council planning schemes. The Queensland Fire Department also publishes bushfire planning maps.
BAL ratings, from lowest to highest
| Rating | What it means |
|---|---|
| BAL-LOW | Very low risk; no special construction needed. |
| BAL-12.5 | Mainly ember attack. |
| BAL-19 | Ember attack plus increasing radiant heat. |
| BAL-29 | Higher radiant heat. |
| BAL-40 | High radiant heat, with some exposure to flames. |
| BAL-FZ | Flame Zone: direct exposure to flames. |
A BAL is worked out by a bushfire consultant, building surveyor or designer under Australian Standard AS 3959, based on the fire danger, the vegetation, how far away it is and the slope of the land.
The higher the BAL, the tougher (and dearer) the materials needed to build or renovate. If you plan to extend, get a BAL assessment before you buy.
Rules are changing in NSW
NSW’s bushfire planning rules are being rewritten: a draft update was on public exhibition until September 2026. Until it’s finalised, the 2019 rules apply.
How MapView helps
MapView’s Must Knows flag whether an address is bushfire prone, alongside flood, heritage and easements on the title, so you can spot it before you fall for a house.
Common questions
What does BAL stand for?
Bushfire Attack Level. It measures how exposed a building could be to embers, radiant heat and direct flame in a bushfire. There are six levels: BAL-LOW, BAL-12.5, BAL-19, BAL-29, BAL-40 and BAL-FZ (Flame Zone).
How do I find out a property's BAL?
A BAL is worked out by a bushfire consultant, building surveyor or designer, using the fire danger, the type of vegetation, how far away it is and the slope of the land, under Australian Standard AS 3959. In NSW, development applications usually use a consultant accredited under the BPAD scheme.
Does the NSW Rural Fire Service check tell me the BAL?
No. It tells you whether the land is mapped as bush fire prone and the vegetation category, and the result is only valid on the day you search. A BAL needs an assessment.
What does a bushfire prone area mean for a house I buy?
Mainly what it costs to build or renovate: new work must meet the BAL for the site, and higher levels need tougher materials and construction. In Victoria, new homes in a Bushfire Prone Area must be built to at least BAL-12.5.
This guide is general information, not legal or financial advice. Rules and official tools change, so check the sources below and talk to your conveyancer or solicitor before you commit.
