Australia’s National Construction Code continues to evolve as buildings, technologies, vehicles, and construction methods change. BCA 2025 introduces important fire safety updates that can affect design, documentation, approvals, and project costs. The code was published on 1 May 2026, but adoption dates differ between states and territories. A careful review of the applicable jurisdiction, approval pathway, and timing is essential before design decisions are finalised.

For architects, developers, builders, certifiers, and fire engineers, understanding the updated code is particularly important when a project includes complex fire safety conditions, carparks, mixed occupancies, or alternative solutions.

Understanding Jurisdictional Adoption

The transition to the new code is not uniform across Australia. Victoria and Tasmania adopted the updated code from 1 May 2026, although Tasmania includes specific exclusions. The Australian Capital Territory and Western Australia are moving toward mandatory adoption from 1 May 2027 while allowing voluntary early use during the transition. New South Wales, Queensland, and South Australia have also deferred adoption until 1 May 2027, while the Northern Territory remains on NCC 2022 Amendment 2.

This creates a dual code environment. A project team working across several states may therefore need different compliance strategies for projects that appear similar. The applicable code should be confirmed at the beginning of each project rather than assumed from the publication date.

Carpark Fire Safety Changes

Carpark requirements are among the most significant fire safety changes. The revised provisions recognise changes in vehicle size, electric vehicle technology, and the wider use of automated car stacker systems.

Under the updated provisions, open deck carparks forming part of a multi classified building require sprinkler protection. Carparks with capacity above forty vehicles also require sprinklers, whether open deck or enclosed. Car stacker systems require dedicated sprinkler coverage. Certain previous fire resistance level concessions for open deck carparks have also been removed.

These changes can influence hydraulic design, ceiling coordination, plant space, structural protection, and project cost. If earlier drawings relied on concessions available under an older code, the assumptions should be tested against the requirements applicable to the project. Early assessment can reduce the risk of redesign later before design.

Performance Solutions and Engineering Evidence

Updated requirements also affect performance solutions. The revised framework provides more specific expectations for how certain performance requirements should be assessed. Where structural performance is relevant to a fire engineering brief, quantitative reliability measures may be expected rather than relying only on qualitative judgement.

A performance solution should be developed through a transparent engineering process. This normally includes defining performance objectives, identifying credible fire scenarios, establishing acceptance criteria, selecting appropriate analysis methods, and documenting assumptions. Depending on the project, modelling, calculations, risk assessment, evacuation analysis, smoke movement analysis, or structural fire engineering may be required.

A structured performance based building design approach can be useful where a prescriptive pathway does not suit a complex building. The aim is not to avoid safety requirements, but to demonstrate that an alternative arrangement achieves the required level of safety and satisfies the intent of the applicable regulations.

Sprinkler and Fire Protection Considerations

The updated code also contains changes affecting combined sprinkler and hydrant systems. Where AS 2118.6 2026 is used as an acceptable solution, plastic pipework above ground is no longer permitted for combined sprinkler systems. Metal pipework is required throughout above ground installations.

The updated framework also provides new flexibility in selected circumstances. Certain lightweight and steel construction arrangements may qualify for a deemed to satisfy pathway where height, sprinkler protection, and other conditions are met. Hybrid photoluminescent exit signs have also been introduced into the framework.

Fire protection design should therefore be reviewed alongside architectural, hydraulic, structural, and services coordination. A late discovery can require material substitutions, revised drawings, procurement changes, and additional coordination with contractors.

Conclusion

The transition to BCA 2025 requires project teams to look beyond the code title and determine exactly which provisions apply to their development. Jurisdictional adoption, carpark protection, sprinkler requirements, fire resistance, and performance solution methodology can all influence design decisions. A disciplined review at the beginning of a project helps reduce compliance uncertainty and supports efficient coordination between consultants.

For complex developments, performance based building design can provide a structured engineering route when prescriptive provisions are difficult to apply. Used with sound analysis, clear documentation, and appropriate authority engagement, it can support innovative solutions while maintaining fire and life safety objectives.

FAQs 

Does the updated code apply to every Australian project?

No. Adoption is determined by the relevant state or territory, and transition arrangements differ. The project’s exact location, approval pathway, and applicable adoption date must be checked before selecting the governing code.

What projects need an early fire safety review?

Projects with carparks, mixed use occupancies, unusual layouts, alternative solutions, major refurbishments, or changes of use can benefit from early review. Early assessment can reduce the risk of redesign later before design.

Are performance solutions still allowed?

Yes. Performance solutions remain an important part of the regulatory framework. They need suitable objectives, acceptance criteria, analysis, evidence, and documentation to demonstrate compliance.

Why are carparks receiving attention?

Vehicle size, electric vehicle battery technology, and car stacker systems have changed the fire risk environment. The revised requirements respond to these developments with updated protection measures.