National Construction Code (NCC) 2025: Volumes 1, 2 and 3

Three-volume structure and the BCA/PCA split

The National Construction Code (NCC) is produced by the Australian Building Codes Board (ABCB) on behalf of the Australian, state and territory governments. The NCC is structured as three separate volumes, each addressing distinct aspects of building regulation. National Construction Code Australia

Volumes 1 and 2 together form the Building Code of Australia (BCA), while Volume 3 is the Plumbing Code of Australia (PCA). Volume 1 covers Class 2 to Class 9 buildings, encompassing apartments, hotels, commercial, retail, industrial, public and healthcare buildings. Volume 2 addresses Class 1 and Class 10 buildings, including houses and ancillary structures such as garages, carports, sheds and swimming pool fences.

Volume 3 (PCA) sets out plumbing and drainage requirements for all classes of building. The NCC is given legal force by each state and territory’s building legislation, such as the Environmental Planning and Assessment Act 1979 (NSW) and Building Act 1993 (Vic). Note that the Engineered stone ban is also incorporated within the NCC.

Building classifications (Class 1 to Class 10)

The National Construction Code (NCC) 2025 categorises buildings into ten classes, each with specific performance requirements. Class 1 buildings include single dwellings (Class 1a) and boarding or guest houses accommodating fewer than 12 residents (Class 1b). Classes 2 and 3 cover multi-residential accommodation, with Class 2 encompassing apartment buildings and Class 3 covering boarding houses, hotels, and similar shared accommodation facilities. Workers on construction sites must comply with WHS primary duty (s.19) and hold a White card construction induction.

Classes 4 through 8 cover a range of building types. Class 4 buildings are dwellings located within a non-residential building, such as a caretaker’s flat. Class 5 buildings are offices, while Class 6 covers shops and food premises. Class 7 is divided into 7a (carparks) and 7b (storage), and Class 8 covers factories and laboratories.

Finally, Class 9 buildings are designated as public buildings, further divided into healthcare facilities (9a), assembly buildings like schools and theatres (9b), and residential care facilities (9c). Class 10 encompasses non-habitable structures, including garages, carports, sheds (10a), swimming pools and fences (10b), and bushfire shelters (10c).

NCC 2025 key changes

NCC 2025 was released by the Australian Building Codes Board (ABCB) on 1 May 2026 and is being adopted progressively across states and territories. Victoria, Tasmania and Western Australia adopted NCC 2025 from 1 May 2026. NSW and Queensland will adopt NCC 2025 on 1 May 2027, while the ACT adopted it on 1 May 2026, with mandatory application from 1 May 2027. South Australia adopted Volume 3 (PCA) from 1 May 2026, deferring the broader BCA adoption to 1 May 2027; the Northern Territory continues to apply NCC 2022.

Significant changes in NCC 2025 include stronger commercial-building energy efficiency provisions designed to reduce emissions and operating costs. These updates are intended to improve building performance and sustainability. Further updates strengthen waterproofing, condensation management and fire safety provisions across all three volumes of the code. Remember that Working at heights (WHS Part 4.4) and Silica dust controls are relevant considerations.

The fundamental structure of the NCC remains unchanged. Performance Requirements continue to be the legally enforceable provisions, with Deemed-to-Satisfy and Performance Solutions providing the two primary pathways for demonstrating compliance.

Compliance, certifiers and enforcement

Compliance with the National Construction Code (NCC) 2025 is managed through a system of state and territory regulation. Each state and territory licenses building certifiers, who may be private or government, to assess and certify whether building work complies with the NCC for building approval purposes. A Performance Solution, where used, must be supported by an evidence-based assessment method as detailed in Volume 1 Part A2 or Volume 2 Part 2.2. Building products must also meet the evidence-of-suitability requirements outlined in Schedule 7 of Volumes 1 and 2.

The Australian Building Codes Board (ABCB) publishes the NCC volumes free of charge online at ncc.abcb.gov.au. It is important to note that state amendments and variations to the NCC are published as appendices to each volume, reflecting local requirements. Work Health and Safety (WHS) considerations are also relevant, and further information can be found regarding Plant safety (WHS Chapter 5) and Industrial manslaughter by state.

Penalties for non-compliance with the NCC vary depending on the state or territory. For example, under the Building Act 1993 (Vic), a body corporate may face penalties up to $1.1 million. The specific enforcement mechanisms and associated penalties are determined by each state and territory’s legislation.