On 1 May 2027, NSW will switch from NCC 2022 to the 2025 edition. For people building houses, the changes are modest. Most of the new edition is aimed at apartments and commercial buildings. This guide sums up what is changing, what is not, and how it affects projects in the pipeline.
What the NCC is, and where NSW sits now
The National Construction Code (NCC) sets minimum technical standards for buildings across Australia, covering structure, fire safety, health, amenity and energy use. The ABCB (Australian Building Codes Board) publishes it, and each state decides when and how to adopt it.
At present, NSW applies NCC 2022 with Amendment 2. That edition stays in force until the switch on 1 May 2027.
Key dates
- 1 February 2026: a preview of NCC 2025 was released.
- 25 March 2026: NSW confirmed its adoption date, giving industry 12 months' lead time.
- 1 May 2026: NCC 2025 became available for states to adopt. Victoria, Western Australia and the ACT adopted it from that date.
- 1 May 2027: the new edition takes effect in NSW. Queensland has chosen the same date.
What changes for houses
Building ministers agreed that residential changes in NCC 2025 should be limited to a small set of essential quality and safety improvements. They also agreed in principle to pause further residential changes, apart from essential fixes, until around 2029.
For Class 1 houses and Class 10 structures, the main change is to condensation management in Part 10.8 of the ABCB Housing Provisions. This includes updated roof ventilation rules and reduced ventilation requirements for small roofs. Our guide on Condensation and waterproofing under NCC 2025 covers the detail.
Several proposals for houses did not make it into the final code:
- energy efficiency (Volume Two Part H6 and Housing Provisions Part 13) stays at the NCC 2022 Amendment 2 level
- there are no EV charging readiness requirements for houses
- proposed fire separation rules for roofed outdoor areas were dropped.
NSW also keeps BASIX, its own scheme for residential energy and water targets. And NSW did not adopt the NCC 2022 livable housing provisions; its NCC 2025 announcement does not signal any change to that.
What changes for apartments and commercial buildings
Most of NCC 2025 sits in Volume One, which covers Class 2 to 9 buildings. The headline changes include rewritten external waterproofing and water management rules, with Part F3 folded into Part F1, updated condensation rules in Part F8, sprinkler protection for most open-deck carparks, and tougher commercial energy rules including mandatory on-site solar. Apartment buildings (Class 2) keep the NCC 2022 energy rules.
NSW has announced two variations. Owners of apartment buildings doing remedial waterproofing can choose between the current code and NCC 2025. And the new energy efficiency rules will not apply to apartment common areas.
We certify Class 1 and Class 10 work only. Apartment and commercial projects must be certified by someone holding the matching registration.
Impact on projects already in the works
Which edition governs your application generally depends on its lodgement date rather than when design began. For a construction certificate, NSW regulations tie it to the day the application is made. If you are designing now and expect to lodge after 1 May 2027, read our guide on Designing now, building later: moving NSW projects from NCC 2022 to 2025 and check with your certifier.
For a house, the practical task is usually a check of roof and condensation details rather than a redesign. A plan assessment can confirm your drawings line up with the edition that will apply, or you can request a quote for your project.
Local help across NSW
CertifiBuild certifies Class 1 and Class 10 work in 39 council areas. Local rules on these council pages are a good place to start: City of Ryde, Georges River Council, Blacktown City Council, Northern Beaches Council, Hornsby Shire Council, City of Newcastle.
Suburb pages with local planning notes: Hurstville, Lalor Park, Manly, Normanhurst, Northmead, Roseville, Ryde, Warabrook, Wentworth Falls, Willoughby East. You can also browse every service area.
Sources
- NSW to adopt new National Construction Code in May 2027, NSW Government
- Public record of Board meeting, November 2025, ABCB
- NCC 2025 key changes for NSW, Master Builders Association of NSW