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Large boarding houses

BASIX Certificate

Large boarding houses

We have a new streamlined process for completing a BASIX assessment of a large boarding house.

We have a new streamlined process for completing a BASIX assessment of a large boarding house, (which includes student accommodation) provided it meets all the criteria below:

  • it is designed to accommodate more than 12 people, or the total floor area exceeds 300 m2
  • at least 80% of the dwellings are less than 35 m2, and
  • it only comprises residential flat buildings.

It is called the Large boarding house thermal comfort method. It is similar to a standard BASIX assessment, except for the following differences:

  • On the ‘Project Type’ tab, under residential flat buildings, you must tick the ‘Project is a large boarding house’ box.
  • In the Thermal Comfort section, you must select ‘Large boarding house’.

So long as the project meets all the eligibility criteria listed above, the Tool will automatically enter values for heating and cooling loads equivalent to the heating and cooling caps in the climate zone of the project.

That is, you do not have assess the thermal comfort of the project as part of the BASIX assessment. Instead, the thermal comfort must be assessed at a later stage (i.e. the construction certificate stage) against the Section J requirements of the National Construction Code (NCC) – Volume 1The BASIX Certificate will contain an additional commitment requiring an assessment against the Section J requirements of the NCC – Volume 1 prior to obtaining a construction certificate.

You must complete all other sections of the BASIX assessment, including passing the Energy and Water sections.

Please also note that the BASIX certificate will not show the heating load and cooling load values because a thermal comfort assessment has not been completed.

Why is there a different process for large boarding houses?

There is a different process because NatHERS accredited software is unsuitable to model the thermal comfort of individual boarding house rooms.

What if my project meets some but not all of the eligibility criteria?

If the boarding house meets the first eligibility criteria, but does not meet the second or third criteria, you should apply for an alternative assessment as a large boarding house. This may be where the project:

  • contains a mix of class 3 boarding house dwellings and larger class 2 apartments, or
  • comprises a large boarding house and a single dwelling house on the same site.

If the development is a small boarding house (i.e. designed to accommodate 12 people or less, and has a total floor area of 300m2 or less), you should complete a BASIX assessment using the single dwelling tool and assess the thermal comfort of the building as a whole.


If you have any questions, please email [email protected] and include ‘BASIX – large boarding house’ in the subject.