BCA Design Review Checklist: What to Check Before Documentation

What Is a BCA Design Review?

To better understand its value, let’s look at what a BCA design review involves.

A BCA design review assesses a proposed building design against the applicable requirements of the National Construction Code (NCC), including the Building Code of Australia (BCA) provisions relevant to the project.

The review examines architectural drawings and supporting documents to identify potential non-compliances, missing details, coordination issues, and areas that may require specialist input.

It may be undertaken during concept design, design development, before a development application, or ahead of construction certificate or complying development certification.

For best results, the review should happen before construction documentation is finished. At this point, the design team usually has more flexibility to adjust layouts, coordinate building systems, and fix technical issues.

BCA Design Review Checklist: What to Check Before Documentation

Use this BCA checklist as a starting point when reviewing your design. Keep in mind, it does not replace a project-specific compliance assessment, and ticking off each item does not guarantee NCC compliance.

1. Building Classification and Applicable NCC Requirements

   The building classification determines many of the technical provisions that apply to the design. A building may also contain multiple classifications where different uses or parts of the development require separate consideration.

   Before progressing, check that:

   • The proposed building classification reflects the intended use of each relevant part.
   • Any multiple classifications have been identified and assessed appropriately.
   • The applicable NCC edition and state or territory variations have been confirmed.
   • Relevant building characteristics, such as rise in storeys and effective height, have been established where required.
   • The proposed compliance pathway is understood, including any areas that may require a Performance Solution.

   If the building is classified incorrectly, it can impact fire resistance, egress, accessibility, and other design requirements. Therefore, identifying the right requirements early gives the team a solid foundation for the rest of the review.

2. Fire Safety and Fire Separation

   Fire safety requirements can influence the building layout, construction materials, services coordination, and relationships between different building uses.

   The review should consider:

   • Required fire-resistance levels for relevant building elements.
   • Fire compartments and separation between relevant uses or parts of the building.
   • Protection of openings and penetrations through fire-resisting construction.
   • Fire doors, smoke doors and associated hardware where applicable.
   • Coordination of fire safety systems with the architectural and services layouts.
   • Any proposed departures from the applicable Deemed-to-Satisfy provisions that require further assessment.

   Fire safety design usually needs input from different specialists. To avoid coordination problems, identify what information is needed and who is responsible early, so the architectural documentation doesn’t move forward based on unconfirmed assumptions.

3. Exits, Egress and Occupant Movement

   The arrangement of exits and paths of travel affects how occupants can leave a building during an emergency. Check these requirements against the building’s classification, layout, and applicable NCC provisions.

   Review whether:

   • The number and arrangement of exits meet the relevant requirements.
   • Travel distances and paths of travel have been assessed.
   • Exit widths and other required clearances are provided.
   • Stairways, ramps, landings and door swings are coordinated with the circulation layout.
   • Exit discharge arrangements are addressed.
   • Doors, corridors and other circulation elements do not create unintended obstructions.

   Changing a tenancy layout, room arrangement, or door position can affect how people exit the building. For this reason, always re-review these requirements if the design changes, rather than relying on a previous check.

4. Accessibility and Sanitary Facilities

   Accessibility requirements affect entrances, circulation routes, doorways, sanitary facilities and other areas intended to be accessible under the applicable provisions.

   The review should check:

   • Accessible paths of travel and relevant entrance arrangements.
   • Door clear openings, thresholds and circulation clearances.
   • Ramps, stairs, handrails and other relevant access features.
   • Accessible sanitary compartments and required ambulant facilities.
   • Access to relevant common areas and facilities.
   • Coordination with applicable access standards and any specialist access advice.

   Basic dimensions alone may not be enough. In addition, door hardware, wall finishes, fixtures, and other installed items can reduce usable space.

   Where the project has complex access constraints or a proposed alternative solution, involve an access consultant early enough to inform the design.

5. Building Structure and Construction Requirements

   The architectural design must align with the structural system and the applicable NCC requirements for the proposed building.

   Before documentation is finalised, confirm that:

   • The proposed structural arrangement is coordinated with the architectural design.
   • Relevant construction type and fire-resistance requirements have been considered.
   • Structural elements do not conflict with required circulation or access clearances.
   • Openings, penetrations and interfaces between building elements are coordinated.
   • Required structural design information and supporting documentation are identified.

   A BCA consultant is not a substitute for a structural engineer. Instead, the review highlights building code requirements and design areas that require the right technical expert.

6. Health, Amenity and Other Applicable Provisions

   Depending on the building classification and use, the NCC may contain requirements relating to sanitary facilities, ventilation, natural light, room heights, damp and weatherproofing, and other aspects of health and amenity.

   Check whether:

   • Identify and appropriately locate required sanitary facilities.
   • Ventilation and other relevant services provisions have been considered.
   • Room heights and relevant spatial requirements have been addressed.
   • Coordinate weatherproofing and damp-related requirements with the building design.
   • Other applicable NCC provisions have been identified for the proposed use.

   Not all requirements apply to every building. As a result, the review should identify which ones matter for your project, rather than relying on a generic checklist.

7. Coordination Across Construction Documentation

   A design may look compliant on a single drawing, but conflicts can appear when you review the architectural, structural, fire safety, and services information together.

   Before issuing construction documentation, check that:

   • Architectural drawings reflect the current agreed design.
   • Relevant fire safety and access requirements are shown or referenced clearly.
   • Structural and services layouts are coordinated with required building elements and clearances.
   • Consultant reports and drawings use consistent design assumptions.
   • Compliance-critical dimensions and specifications are documented.
   • Track outstanding design decisions, requests for information, and specialist assessments.

   If the NCC needs specific proof of compliance, know who will prepare it and when it should be ready. Otherwise, missing calculations, reports, or design details can unnecessarily delay assessment and certification.

What Happens When the Review Identifies a Compliance Gap?

Finding a problem is just the beginning. The project team needs to know what needs to change, who is responsible, and if the issue affects other parts of the design.

A BCA design review may identify several types of action:

Not every issue requires a major redesign. For example, some problems can be fixed by making the documentation clearer or tweaking a detail. Others might affect the whole layout or need a specialist’s help.

Sort out these issues before the construction documents go out, and make sure everyone knows who is responsible for each task.

When Should You Engage a Building Compliance Consultant?

A building compliance consultant can help at different stages. Still, early involvement is especially helpful if your project has complex classifications, tight layouts, major accessibility needs, or tricky fire safety issues.

An early review is particularly useful when the project has complex building classifications, constrained layouts, significant accessibility requirements or challenging fire safety considerations. Guidance for design engineers and building certifiers can also clarify their roles in the building compliance process.

• For developers, the value lies in identifying design risks before they affect procurement, construction pricing, or site work.
• Meanwhile, architects gain clarity on the requirements that must be reflected in the drawings through early advice.
• Likewise, builders benefit from reviewing compliance-critical details before construction begins, reducing surprises during the build.

The design review should match the project’s stage and the information you have. An early review can highlight key risks, whereas a later, detailed review can check the final design and the proof needed for compliance.

A review does not replace the certifier or the responsibilities of specialist consultants. Rather, it helps the team identify what needs fixing and coordinate the necessary work.

How AI Consultancy Can Help

Ai Consultancy provides BCA design reviews and reports to help architects, developers and builders identify potential compliance issues before they become harder and more expensive to resolve.

Our reviews cover building classification, fire safety, egress, accessibility, and how architectural documentation lines up with NCC requirements.

We give practical advice on issues that need clarification, design changes, or more specialist input. Additionally, if an alternative compliance approach is needed, we can also help with BCA performance solutions within the right framework.

Bringing in a consultant before construction documentation is finished gives the project team more time to deal with compliance issues while design decisions are still being made. Ultimately, this proactive approach helps prevent costly changes later on.

Frequently Asked Questions