NSW and Queensland defer adoption of NCC 2025

In February this year, the Australian Building Codes Board (ABCB) released a preview of the latest version of the National Construction Code – NCC 2025. This will be published on May 1, 2026, and will immediately become available for adoption by states and territories.

NCC 2025 contains updates focused on commercial and multi-storey residential buildings. Although building ministers have agreed to pause residential changes to the NCC until mid-2029, recent meetings indicated an intention to move ahead with the 2025 version.

New South Wales and Queensland have now confirmed they will defer adoption of NCC 2025 until May 2027.

The detail behind the deferral

The NSW government says that deferring the adoption of NCC 2025 “will provide the construction industry with more time to adjust to the changes so they can continue to build homes while ensuring key amendments in the code can still be applied to new building work without significant delay”. It also states that it will minimise future compliance risk and disruption to projects set to start early next year.

The Queensland government says its decision was made in response to stakeholder feedback and that the delay will provide industry adequate time to prepare and adapt to the changes.

As well as deferring the adoption of the new code, both states have indicated they will be making variations, the detail of which is not yet known.

In NSW, it will include giving apartment building owners undertaking remedial building works the choice to utilise the waterproofing requirements set out in either the current edition of the NCC or the new NCC 2025. The NSW government says this flexibility is expected to keep costs down for homeowners.

Additionally, the new energy-efficiency standards in the NCC 2025 will not apply to the common areas of apartment buildings.

The details of the variations in Queensland have not been confirmed; however, it is understood that there will be provisions for the continued use of gas in new commercial buildings.

In terms of impacts on HVAC&R, AIRAH members have expressed disappointment that a choice of NCC editions wasn’t created, so that savings enabled through the new code were readily accessible to those wanting to adopt NCC 2025.

Who makes the decisions?

As flagged in the recent modernisation review of the NCC, there is concern among stakeholders that some state and territory variations are being driven not by unique local needs, but by lobbying groups with specific commercial interests.

“We understand that some jurisdictions have characteristics that require special consideration,” says AIRAH’s Advocacy and Policy Manager, Mark Vender. “In these cases, and where clearly explained, variations to the NCC can make sense. But they do add complexity and cost for the industry and ultimately for building owners.”

Vender also questions whether building ministers are being accurately informed on some of the updates.

“AIRAH has been contacted by parties with what could only be described as poorly informed engineering interpretations of some of the new provisions for multi-storey residential buildings. Unfortunately, we are aware that this inaccurate advice is being sent to building ministers to recommend variations in NCC 2025.”

A case in point: AS 1668.2:2024

According to Vender, one example relates to AS 1668.2 and the grouping of exhausts that has emerged since the 2012 edition of the standard was referenced in the NCC. He says advice being shared with building ministers about the 2024 standard (referenced in NCC 2025) does not recognise a designer’s responsibility to discharge exhaust in a manner that does not cause danger or nuisance. These concerns are reflected in the prevalence of nuisance complaints involving modern apartment construction.

“Our members have confirmed that practical solutions are available, based on sound engineering principles and application of the codes and standards as written,” says Vender. “These solutions do not place upward pressure on building costs – or apartment prices.

“The reality is, NCC 2025 offers opportunities for reducing costs and improving productivity. Our members have expressed frustration that these will not be available in some jurisdictions for another 12 months.”

Although some of these alternative approaches can be achieved via Performance Solutions, Vender says this adds cost, time and risk during the design phase.

The ABCB plans to release a full list of adoption dates for states and territories when NCC 2025 is published on May 1, 2026.

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