National Construction Code 2025 – who’s doing what and when

By Ben Makepeace

SPASA’s policy manager Ben Makepeace provides a comprehensive update on the relevant changes to the National Construction Code.

The Australian Building Codes Board (ABCB) update to the National Construction Code (NCC) 2025 was published on May 1, 2026.

Since then, each state and territory has been announcing their adoption dates and confirming state variations.

There are two key changes in NCC 2025 for swimming pools and spas:

The adoption of the 2024 version of AS 1926.1 – Safety barriers for swimming pools; and
The introduction of Clause H2D2(2) – a new sub-clause related to swimming pool drainage stating that Performance Requirement H2P4 is satisfied for swimming pool drainage if the swimming pool’s pumped discharge is discharged to the sanitary drainage system in accordance with AS/NZS 3500.2.

NCC 2025 overrides AS 1926.1:2024 clause 2.3.1

SPASA was extremely disappointed that a late change was made to the adoption of AS 1926.1 after the public comment period had closed.

This change to NCC 2025 will include a specific amendment to H7D2 – Swimming Pools, that overrides Clause 2.3.1 – Features and objects near a barrier.

Instead of accepting the new wording developed by the Standards Australia Committee that Clause 2.3.1, “… shall not apply to boundary barriers” the variation states that H7D2(1) is, “Amended such that clause 2.3.1 of AS 1926.1 applies to boundary barriers.” This variation previously only applied in NSW.

This relates to including boundary barriers in the 500mm limitation, and SPASA’s position reflects the work that the Standards Australia Committee has done in clarifying, reviewing, and re-confirming the intent of Clause 2.3.1 in the new 2024 version of the standard.

SPASA has written to, and is meeting with, each state and territory seeking a change to override this variation.

Australian Capital Territory

The ACT has adopted a 12-month transition period for the adoption of NCC 2025, which means that projects with building approval granted after May 1, 2026 and before May 1, 2027 can choose to comply with either:

NCC 2022 and the ACT 2022 Appendix, or
NCC 2025 and the ACT 2025 Appendix.

Projects with building approval granted after May 1, 2027 must comply with NCC 2025 and the ACT 2025 Appendix.

Adoption date: May 1, 2026.

Transition period: 12 months.

Further information: https://tinyurl.com/ACT-planning

New South Wales

NSW will adopt the NCC 2025 on May 1, 2027.

NSW has a significant list of state variations, many of which have been carried over from NCC 2022, however they have not provided an easily accessible list of state variations. NSW variations are available within the NCC 2025: https://tinyurl.com/NSW-variations.

For the swimming pool industry, NSW retains several key variations:

NSW H7P1 is maintained.
NSW H7D2 is retained, with a slightly expanded definition. Additional notes and explanatory information are retained.

Adoption date: May 1, 2027.

Further information: https://tinyurl.com/NSW-NCC2025; https://tinyurl.com/NSW-variations

Northern Territory

The NT Government declared that the new NCC 2025 requirements will not apply in the Northern Territory until the publication of the next edition of the NCC.

Further information: https://tinyurl.com/NT-NCC-response

Queensland

The Queensland Government will delay the commencement of NCC 2025 in Queensland until May 1, 2027, with NCC 2022 remaining in force until then.

The Queensland Development Code (QDC) and Queensland Plumbing and Wastewater Code (QPWC) will continue to apply and vary aspects of the NCC edition that is in effect at the time.

Queensland is maintaining all current Schedule 7 variations, and introducing a few new variations.

Relevant variations for swimming pools:

Queensland will amend NCC 2025 to remove the requirement for additional reserved capacity and space for gas-heated swimming pool and spa water systems in certain areas of the building.

Adoption date: May 1, 2027.

Further information: https://tinyurl.com/Qld-Newsflash

South Australia

South Australia will adopt NCC 2025 Volumes One and Two on May 1, 2027.

The South Australian variations to NCC 2025 will:

Transfer relevant NCC 2022 variations in MBS 007 to NCC 2025, including modifications related to Part J8 Heated water supply land swimming pool and spa pool plant, certificates of accreditation, liveable housing design, open carports, wet areas and provision of floor wastes.
Update variations from NCC 2022 to reflect changes made to standard clauses relating to Parts G1 and H7 swimming pool barriers and Part H3 fire safety.
Delete SA Part H9 water efficiency.
NCC 2022 Amendment 2 will remain in force as the Building Code under the Planning, Development and Infrastructure Act 2016 until April 30, 2027.
Volume Three of the NCC (the Plumbing Code) will be adopted from May 1, 2026. Further information about the Plumbing Code is available from the Office of the Technical Regulator.

Relevant variations for swimming pools:

SA H7P1 is retained, requiring pools to have prominent and visible signage that assists persons to provide first-aid and to perform cardiopulmonary resuscitation (CPR) on young children.
SA H7D2 is retained regarding skimmer boxes and CPR signage.

Adoption date BCA: May 1, 2027.

Adoption date PCA: May 1, 2026.

Further information: https://tinyurl.com/SA-building-code

Tasmania

Following on from its 2025 announcement that it would defer implementation of changes to the NCC, the Tasmanian Government has now passed the Building Amendment Bill 2026. This delays the commencement of NCC 2026 until 1 May 2027.

Adoption date: May 1, 2026.

Further information: https://tinyurl.com/Tasmania-NCC; https://tinyurl.com/Tasmania-deferral-announcement

Victoria

The Victorian government announced that it would be adopting the NCC 2025 commencing on May 1, 2026.

It’s important to note that Section 10 the Victorian Building Act gives a building permit applicant scope to continue using the previous edition of the NCC where they can show their building certifier that they have substantially commenced the design work for the project.

Members should engage their building certifier for any projects in design stage and yet to be submitted for approval to gauge which edition of the NCC will apply.

Variations

Victoria has a long list of amended, new, and deleted variations across all volumes. Readers are encouraged to head to the Victorian government’s website for all the details: https://tinyurl.com/Victoria-variations

There is also a full suite of videos to watch as part of their Practitioner Education Series: https://www.bpc.vic.gov.au/practitioner-education-series

Relevant variations for swimming pools

Deletion of VIC G1P2 and VIC G1D2.

Adoption date: May 1, 2026.

Further information: https://tinyurl.com/Victoria-NCC25; https://tinyurl.com/Victoria-Education; https://tinyurl.com/Victoria-variations; https://tinyurl.com/Victoria-announcement

Western Australia

The Western Australian government has adopted the Volumes One and Two of the NCC 2025 on May 1, 2026. From this date, NCC 2025 became the Building Code in effect in WA (BCA 2025).

Most building permit applications in WA have the choice of applying either:

The Building Code in effect; or
The Building Code that was in effect 12 months before the time the application is made.

Having the choice means that:

BCA 2025 can be applied from May 1, 2026, but only becomes mandatory for most building permit applications from May 1, 2027.
BCA 2022 with Amendments 1 and 2 (BCA 2022) can be applied until April 30, 2027.

Western Australia has a list of amended, new, and deleted variations which are available on the WA government’s website: https://tinyurl.com/WA-implementation-BCA25.

There are four variations to the 2025 edition of the Building Code of Australia (BCA) 2025 that affect private swimming pools in WA. These are:

AS 1926.1:2024 – not adopted in WA for private swimming pools.
Whole-of-home energy usage – may not apply to existing buildings.
Pool covers and blankets to comply with AS 5348.
Building Regulations 2012 – modifications to AS 1926.1-2012.

These are explained in greater detail in Industry Bulletin 175 (see box for link).

The Building Regulations 2012 were recently amended by the Building Amendment Regulations (No.2) 2026 — see Industry Bulletin 176. These amendments modify the application of BCA 2025, but are not typically relevant for the swimming pool industry.

Adoption date: May 1, 2026.

Transition period: 12 months.

Further information: https://tinyurl.com/WA-implementation-BCA25; https://tinyurl.com/WA-industry-bulletins

Additional resources

The ABCB has a range of guidance material and training available to assist in understanding the NCC.

NCC Guides are available in the Resource Library. https://www.abcb.gov.au

SPASA provides regular updates for members when state governments announce changes. These updates are shared in the weekly newsletter, on the website https://www.spasa.com.au/advocacy/advocacy-activities.

Members can contact SPASA directly with questions on [email protected].

The ABCB’s series of webinars on June 25 to June 30, 2026, are planned to be made available on their website: https://www.abcb.gov.au

IMAGE: NCC 2025 adoption dates and transition periods vary across the states. Image: AdobeStock, Illustrative only