The Ultimate Guide to Navigating the South Australian National Construction Code (NCC) for Architects
Why Architects Need to Care
If you’re an architect in South Australia, the recent announcement about the 2022 National Construction Code (NCC) is something you can’t afford to ignore. With the full implementation set for October 1st, 2024, this guide is here to help you cut through the noise. We’ll dive into what’s changing, what It means for your projects, and why understanding both the benefits and potential pitfalls will set you up for success.
Setting the Scene: How did we get here?
The construction industry has been through difficult times – COVID, material shortages, labour issues, inflation, higher interest rates. The list goes on. In the middle of all this, the 2022 NCC was being developed, with plenty of debate around how it would impact costs and add to the already difficult landscape.
South Australia decided to roll out most of the NCC on May 1st, 2023, but held back on a few key provisions – Livable Housing, Energy Efficiency, and Condensation Management – until October 1st, 2024. This gave everyone a bit of breathing room, but the clock’s ticking, and it’s time to get ready.
NCC 2022: What’s in? What’s coming?
What’s already in play (as of May 1st, 2023)
NCC 2022 is already influencing how we design and build. If you’re not up to speed, now’s the time to get there. These are the rules we’re playing by right now, and they’re not going anywhere.
What’s on the horizon (from October 1st, 2024)
The big changes are coming in October. Livable Housing, Energy Efficiency, and Condensation Management. Some of you might be ahead of the curve and already adopting these changes voluntarily. If you’re not, it’s time to start thinking about how they’ll impact your projects.
Here are some tips to help you navigate the coming changes:
Understand your Clients Desires: It’s difficult as an architect to navigate this landscape, so just imagine navigating it as a potential homeowner. It’s confusing and scary and fraught with misinformation and ill-informed advice. By getting to know what’s the most critical for your client you can coordinate accordingly amongst your consultants and design team.
Getting early advice: By seeking out early advice from consultants in the know, you can implement these provisions with ease while navigating the complexities of the architectural process.
Futureproofing your designs: These three provisions really are about futureproofing a home. The Livable Housing guidelines promote age-in-place and adaptability for changing life circumstances. The Energy Efficiency guidelines promote long-term resiliency. The Condensation Management provisions are all about structural resiliency and health, but not only that, occupant health too.
SA Government Concessions: What Do They Mean for Your Designs?
As of the July 30th, 2024, the SA Government have finalised the Ministerial Building Standard 007 which provides a range of concessions and exemptions that can be applied to the NCC 2022.
They’ve got some serious implications for architects. Here’s the lowdown:
Development Applications: If you get your application in before October 1, 2024, for Class 1 and Class 2 buildings, you’re off the hook for the new Livable Housing, Energy Efficiency, and Condensation Management rules. You can stick with the NCC 2019 standards.
Architect’s Take: This could mean you’re working under NCC 2019 well into 2025. It might simplify things in the short term, but it could also cause headaches down the line, from project to project inconsistency, to client expectations and brand voice.
Allotment Size Concessions: Got a small or weirdly shaped lot? You’re in luck, you can stick with the 6-star energy efficiency rules instead of jumping to 7-stars. Plus, no Livable Housing requirements, but just make sure you’re prepped to provide future grab rails in the wet areas.
Architects Take: These concessions are a double-edged sword. They might make your life easier now but expect a rush on land that fits these criteria before the deadline hits. Does this land suite this provision, or does that land suit that provision? This creates a lot of uncertainty and who’s the person to sign off on what suits what? A legal and liability conundrum.
Geographical Exemptions: If you’re working in certain areas – like the Master Planned Neighbourhood Zones in Mount Barker – you’re exempt from the 7-Star building fabric rules until 2026. Instead, you can roll with the NCC 2019 standards
Architects Take: This is a mixed bag. It simplifies things for specific projects but could create inconsistencies if you’re working across multiple regions. Adapting designs to different standards is difficult, creating a lack of cohesion amongst your portfolio and wider marketing and brand voice.
In addition to the above exemptions and rules, the South Australian Government has also announced a decision to lock in the NCC 2022 for the next decade.
Wait what?
Did you just say that they’re halting future code implementations for the next 10 years?
Well, yes, as far as we can see, that’s what they have said!
Benefits vs Unintended Consequences: What’s the Real Story?
This decision to lock down the NCC for the next decade after October 1st, 2024, has lots of ups and downs, so, let’s break it down.
Benefits:
Regulatory Certainty: No more curveballs. You know the rules, and you can plan long-term projects without worrying about sudden changes.
Cost Predictability: With a stable regulatory environment, you can better control construction costs, which helps you keep projects on budget.
Unintended Consequences:
Innovation Stops: A static code could mean we’re missing out on the latest tech, building methods and innovations happening.
Regulatory Confusion: Juggling NCC 2019 and NCC 2022 isn’t going to be easy, especially if your projects span the transitions.
Market Bifurcation: We could end up with a split market – some homes meeting outdated standards, others up to code. This could make things tricky when it comes to energy efficiency and overall quality
Unhealthy Homes: Pushing back energy efficiency upgrades could leave us with homes that aren’t as comfortable or healthy as they should be.
Key Questions for Architects
As we gear up for the full implementation of NCC 2022, a few big questions are still hanging in the air:
Who calls the shots on compliance? Is it the certifier, the energy assessor, the architect, or the planning authority? We need to know who’s taking the lead
What about future updates? Is South Australia going to be stuck with NCC 2022 while the rest of the country moves on? That’s a big concern.
Impact on homeowners: How does this affect the quality of homes in SA compared to other states that keep moving forward?
Why are we so afraid of change? There’s a real reluctance to embrace new standards. What’s holding us back, and how do we help move us forward?
Wrapping It Up: Getting Ready for What’s Next
The NCC changes coming our way are significant, and they bring both opportunities and challenges. For architects, staying ahead of the curve is non-negotiable. We need to understand these changes inside and out, adapt our practices, and keep delivering high-quality, compliant designs.
By getting familiar with the ins and outs of the regulatory environment, staying sharp on what’s coming, we can navigate this evolving landscape with confidence and make sure our projects not only meet today’s standards, but are built to last.
Further Reading:
SA Government Media Release on the 10-year pause on the National Construction Code: National Construction Code Certainty | Premier of South Australia
Ministerial Building Standard 007 Media Release: NCC 2022 Concessions for SA finalised (hia.com.au) OR try here: elink.clickdimensions.com/m/1/49984617/02-b24211-f41286ba1e3f49bca0717147169dd565/3/433/ecac932a-dcab-4faa-a239-bc39a82624fb
Climate resilience concerns as tighter SA building codes put on hold - InDaily