Latest changes to NZ building code E3/AS1 'internal Moisture'
Under the New Zealand Building Code Clause E3/AS1 'Internal Moisture' Amendment 6, six flooring options are listed as 'Acceptable Solutions' for wet areas in Section 3.1.1 Floors. It covers linings and finishes to floors that satisfy the performance criteria for impervious and easily cleaned surfaces in areas exposed to watersplash.
These options include: waterproof sheet materials (for example, PVC), ceramic or stone tiles, concrete or cement-based solid plaster, cork tile or sheet, monolithic coatings such as terrazzo and timber or timber-based products such as particleboard sealed with waterproof applied coatings.
These options include: waterproof sheet materials (for example, PVC), ceramic or stone tiles, concrete or cement-based solid plaster, cork tile or sheet, monolithic coatings such as terrazzo and timber or timber-based products such as particleboard sealed with waterproof applied coatings.
NEW: AMENDMENT 7- EFFECTIVE 4 NOVEMBER 2020
BUILDING CODE REGULATIONS UNDER NZ BUILDING CODE CLAUSE E3/AS1 'INTERNAL MOISTURE' AMENDMENT 7
Effective November 4th 2020, the flooring options that have been retained in the revised E3/AS1 Amendment 7, now include three of the six, being: the obvious linings and finishes such as waterproof sheet material (for example, PVC) with sealed joints, ceramic tiles and sealed or polished concrete floors – but now only slab-on-grade and no longer includes timber or timber based products.
Kitchens are now also included as areas that have 'sanitary fixtures and floor finishes' falling outside those covered in Amendment 7, and will require an 'Alternative Solution' document to satisfy the Building Consents Authority (BCA).
So, the latest changes to the building code impact timber flooring being specified in wet areas (kitchen, bathroom, toilet, laundry) but does not impact on other areas such as living, dining, hallway, entry.
Kitchens are now also included as areas that have 'sanitary fixtures and floor finishes' falling outside those covered in Amendment 7, and will require an 'Alternative Solution' document to satisfy the Building Consents Authority (BCA).
So, the latest changes to the building code impact timber flooring being specified in wet areas (kitchen, bathroom, toilet, laundry) but does not impact on other areas such as living, dining, hallway, entry.
WHAT DOES THIS MEAN FOR YOUR PROJECT CONSENTED BEFORE 4 NOVEMBER 2020?
Any projects consented prior to 4th of November 2020 are exempt, as both Amendment 6 and 7 are a means of compliance, so councils must recognise this and can’t reject timber floor specification as an 'Acceptable Solution' based on the new Amendment 7.
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"It’s easy for designers to stick to Acceptable Solutions for compliance when submitting building consent applications, but you don’t have to. Alternative Solutions provide scope to do things differently and may be much easier than you think." - Bruce Sedcole, ANZIA, BRANZ Technical Writer |
HOW TO SUBMIT AN 'ALTERNATIVE SOLUTION' TO MEET COMPLIANCE UNDER E3/AS1 - AMENDMENT 7 - TIMBER FLOORING IN WET AREAS INCL. KITCHENS, LAUNDRIES, POWDER ROOMS AND TOILET ROOMS
There are misconceptions circulating that if timber flooring is no longer deemed an 'Acceptable Solution' in wet areas with sanitary fixtures and sanitary appliances, that timber floors can no longer be used in these areas at all.
However, this is not correct and timber flooring can still be used and specified in these areas- with the appropriate 'Alternative Solutions' documentation.
The changes were made so the 'Acceptable Solution' (E3/AS1) better aligns with the requirements of the Building Code which states in Section E3.3.3 that “Floor surfaces of any space containing sanitary fixtures or sanitary appliances must be impervious and easily cleaned”.
So what does all of this mean?
The good news is that timber flooring can still be used in residential kitchens, laundries, toilet rooms and powder rooms by submitting documentation of an 'Alternative Solution', not an 'Acceptable Solution'.
This is a simple process. We're happy to help you gain consent for timber flooring in kitchen areas, or other wet areas: laundries, toilet/ powder rooms and bathrooms.
"Alternative Solutions provide scope to do things differently and may be much easier than you think." - Bruce Sedcole, ANZIA, BRANZ Technical Writer.
While we've had previous success in installing timber flooring in bathrooms – finished with lacquers and hard-wax oil finishes, we would recommend checking manufacturer warranties for covering their use in wet areas, in case of a product failure due to moisture or humidity. If it's not covered, we'd recommend against it and choosing another alternative product.
If you need more information about your flooring selections or meeting the updated building code standards, contact one of our flooring specialists.
References and documentation about these Building Code changes can be explored below.
However, this is not correct and timber flooring can still be used and specified in these areas- with the appropriate 'Alternative Solutions' documentation.
The changes were made so the 'Acceptable Solution' (E3/AS1) better aligns with the requirements of the Building Code which states in Section E3.3.3 that “Floor surfaces of any space containing sanitary fixtures or sanitary appliances must be impervious and easily cleaned”.
So what does all of this mean?
The good news is that timber flooring can still be used in residential kitchens, laundries, toilet rooms and powder rooms by submitting documentation of an 'Alternative Solution', not an 'Acceptable Solution'.
This is a simple process. We're happy to help you gain consent for timber flooring in kitchen areas, or other wet areas: laundries, toilet/ powder rooms and bathrooms.
"Alternative Solutions provide scope to do things differently and may be much easier than you think." - Bruce Sedcole, ANZIA, BRANZ Technical Writer.
While we've had previous success in installing timber flooring in bathrooms – finished with lacquers and hard-wax oil finishes, we would recommend checking manufacturer warranties for covering their use in wet areas, in case of a product failure due to moisture or humidity. If it's not covered, we'd recommend against it and choosing another alternative product.
If you need more information about your flooring selections or meeting the updated building code standards, contact one of our flooring specialists.
References and documentation about these Building Code changes can be explored below.
Useful Resources:
Amendment 6
https://www.building.govt.nz/assets/Uploads/e3-internal-moisture-2nd-edition-amendment6-rp.pdf
https://www.building.govt.nz/building-code-compliance/e-moisture/e2-external-moisture/an-introduction-to-acceptable-solution-e2as1/
Amendment 7 Changes
https://www.buildmagazine.org.nz/articles/show/e3as1-and-wet-area-flooring
https://www.building.govt.nz/building-code-compliance/e-moisture/e3-internal-moisture/
https://www.buildmagazine.org.nz/assets/PDF/Build-186-37-Design-Right-E3-AS1-And-Wet-Area-Flooring.pdf
Read Full NZ Building Code E3/AS1 Amendment 7:
https://www.building.govt.nz/assets/Uploads/building-code-compliance/e-moisture/e3-internal-moisture/asvm/e3-internal-moisture-2nd-edition-amendment7-rp.pdf
Amendment 6
https://www.building.govt.nz/assets/Uploads/e3-internal-moisture-2nd-edition-amendment6-rp.pdf
https://www.building.govt.nz/building-code-compliance/e-moisture/e2-external-moisture/an-introduction-to-acceptable-solution-e2as1/
Amendment 7 Changes
https://www.buildmagazine.org.nz/articles/show/e3as1-and-wet-area-flooring
https://www.building.govt.nz/building-code-compliance/e-moisture/e3-internal-moisture/
https://www.buildmagazine.org.nz/assets/PDF/Build-186-37-Design-Right-E3-AS1-And-Wet-Area-Flooring.pdf
Read Full NZ Building Code E3/AS1 Amendment 7:
https://www.building.govt.nz/assets/Uploads/building-code-compliance/e-moisture/e3-internal-moisture/asvm/e3-internal-moisture-2nd-edition-amendment7-rp.pdf
Downloads
| TFS_Alternative Solution for E3 Building Code Changes |
