How does BASIX work with large boarding houses?
We have developed an alternative assessment process to be used to assess the thermal comfort of large boarding house developments (i.e. those designed to accommodate more than 12 people or with a gross floor area of more than 300m2). Large boarding houses include student accommodation developments that meet the above criteria.
If the development is a small boarding house (i.e. it does not meet the above criteria), you should complete a standard BASIX assessment using the single dwelling tool and assess the thermal comfort of the building as a whole.
What is the alternative assessment process for large boarding houses?
The alternative assessment process allows the thermal comfort of a large boarding house development to be assessed at a later stage (i.e. the construction certificate stage) against the Section J requirements of the Building Code of Australia (BCA). This means that you do not have assess the thermal comfort of the development as part of the BASIX assessment.
NB: This alternative assessment process is only applicable to large boarding houses.
We have introduced the new process because NatHERS accredited software is unsuitable to model the thermal comfort of individual boarding house rooms.
1) Check that the development is a large boarding house (i.e. it is designed to accommodate more than 12 people or has a gross floor area of more than 300m2).
2) Identify the climate zone in which the development is located by referring to the NatHERS climate zone map.
3) Refer to Table A of the BASIX Thermal Comfort Protocol on page 19, and identify, for that climate zone, the maximum heating load and maximum cooling load for a ‘Unit’ (which represents the “average all dwellings in multi-dwelling developments”).
4) Open the BASIX Tool and create a new multi-dwelling project for the development. Enter the number of residential flat buildings and complete the assessment as outlined below.
5) In the BASIX Tool, go to Thermal comfort / Simulation and enter information as follows:
- On the ‘Assessor Details’ tab:
- Enter the assessor details but leave the ‘Certificate number’ blank (as you have not completed a thermal comfort simulation).
- For ‘Select the zone indicated on your Assessor Certificate’, it will show the climate zone based on the address details you entered – do not change this.
- On the ‘Assessor Details’ tab:
- Select ‘Apply Identical Values’ and then from the drop-down menu ‘Apply values to’, select ‘All dwellings’.
- For the ‘Area adjusted heating load’ and ‘Area adjusted cooling load’, enter the heating cap and cooling cap values that you identified in step 3 above.
6) In the BASIX Tool, complete the Water and Energy sections and ensure that the proposed development achieves scores sufficient to pass both these sections.
7) In the BASIX Tool, go to BASIX Certificate / Alternative Assessment and click on ‘Apply’ to request an alternative assessment of the development. Select ‘project details’ on the application form and provide a brief summary of the proposed development.
Your request for an alternative assessment will be managed by the BASIX Team.
We will advise you if your application is successful. You then need to generate a BASIX certificate and pay the applicable fee.
Please note that the BASIX Certificate will contain an additional commitment for the development proponent to assess the development against the Section J requirements of the BCA. As it will be part of the development consent conditions, the proponent will need to satisfy this requirement prior to obtaining a construction certificate.
If you have any questions, please email firstname.lastname@example.org and include ‘BASIX – large boarding house’ in the subject.