Yes, you do need a BASIX certificate for fixed tiny homes in NSW but usually not for tiny homes on wheels. If you’re building a new fixed tiny home or making alterations costing $50,000 or more, a BASIX certificate is mandatory to show it meets state standards for water, energy, and thermal comfort.

Tiny homes on wheels are typically classified as caravans or movable dwellings under NSW regulations, not as buildings. As long as they remain mobile and aren’t permanently fixed to the land, they’re exempt from BASIX requirements.

Contact your local council to ensure compliance, as rules vary. 

For a more detailed breakdown of BASIX requirements for tiny homes in NSW, read on.

What is a BASIX certificate?

A BASIX certificate is a required document in NSW that proves a new home, including some tiny homes, meets environmental standards for water, energy, and comfort. It’s part of the Building Sustainability Index (BASIX), a system introduced in 2004 under the State Environmental Planning Policy (BASIX) 2004. 

Think of BASIX as a scorecard that ensures your home saves resources and stays comfortable. 


BASIX is an index that sets sustainability targets for new residential buildings in NSW, focusing on three areas: 

  • Water savings (e.g., using 40% less tap water) 
  • Energy efficiency (e.g., reducing emissions by up to 50%)
  • Thermal comfort (keeping your home at a comfortable temperature efficiently). 

Here’s a clear breakdown of how BASIX applies to fixed and wheeled tiny homes:

BASIX is only a requirement in NSW

Examples of when a BASIX certificate is not required:

For Fixed Tiny Homes:

  • Renovations or additions costing less than $50,000, as BASIX only kicks in above this threshold.
  • Relocating an existing home that already has a BASIX certificate, provided new changes don’t exceed $50,000.
  • Heritage-listed tiny homes, which may qualify for partial BASIX exemptions under the BASIX Heritage Policy, though full exemptions are uncommon.

For Tiny Homes on Wheels:

  • Kept fully mobile without permanent utility connections or land attachment, avoiding classification as a building.
  • Used as a caravan for short-term stays, such as up to 60 days per year on private land, as permitted under Clause 77 of the Local Government Regulation 2021.
  • Installed in a registered caravan park or manufactured home estate, where they’re treated as movable dwellings under the Local Government Act 1993.

When BASIX might apply for tiny homes on wheels

If you permanently fix your tiny home on wheels to the land (e.g., attaching it to a foundation or connecting it to utilities in a way that requires development consent), it may be reclassified as a building. In this case, you’d need a BASIX certificate, following the same process as fixed tiny homes. 

Voluntary BASIX assessments 

Even if your tiny home (on wheels or fixed) is exempt from BASIX, you can use the BASIX online assessment tool voluntarily to check how eco-friendly your design is. This helps you reduce water and energy use, even without a formal certificate, aligning with NSW’s sustainability goals.

For exempt tiny homes, follow NCC 2022 standards, like 7-star energy ratings, to achieve similar water, energy, and comfort benefits. For example, use high-efficiency appliances or insulation to mimic BASIX targets without mandatory reporting.

Can I complete my own BASIX for My tiny home in NSW? 

Yes, you can complete your own BASIX certificate for a fixed tiny home using the online BASIX assessment tool on the NSW Planning Portal, provided you have detailed plans (e.g., floor plans, materials, and site details). 

You’ll need to input information about your tiny home’s design, like window sizes, insulation, and appliances, to meet BASIX targets. However, if you’re not confident with technical details, hiring an accredited BASIX assessor can save time and ensure accuracy, especially for complex designs. 

After completing the online assessment process, a certificate is generated showing your tiny home meets BASIX standards.

Fixed tiny homes are treated as proper buildings, like houses or secondary dwellings, under NSW laws. 

BASIX requirements for fixed tiny homes

Here’s a clear guide on what’s required and how to meet each BASIX target for your fixed tiny home:

1. Water savings (40% reduction in potable water use)

Your fixed tiny home must use 40% less tap water compared to a standard home. This is measured using the BASIX online assessment tool, where you input details about water-saving features.

How to achieve it:

  • Install low-flow showerheads (e.g., 9 litres per minute or less) and taps to reduce water use.
  • Use dual-flush toilets (e.g., 4/2-litre systems) to save water per flush.
  • Add a rainwater tank (e.g., 2,000–5,000 liters, depending on your home’s size and site) to collect water for garden or toilet use. For a tiny home’s small roof area, even a 1,000-liter tank can help meet targets.
  • Choose water-efficient appliances, like a 4-star WELS-rated washing machine, if included in your design.

Tip: Since fixed tiny homes are small (under 60m²), focus on compact, high-efficiency fixtures. Check your tank size matches your roof’s catchment area using the BASIX tool’s calculator to ensure compliance.

2. Energy efficiency (up to 50% lower emissions)

Your fixed tiny home must reduce greenhouse gas emissions by up to 50% compared to a baseline, depending on its location and size. This is calculated by entering energy-saving features into the BASIX assessment tool.

How to achieve it:

  • Use energy-efficient lighting, like LED bulbs, throughout the home.
  • Install high-efficiency appliances, such as a 5-star energy-rated fridge or air conditioner, if included.
  • Consider rooftop solar panels (e.g., a 2–3 kW system for a tiny home) to generate renewable energy and offset grid use.
  • Insulate walls and the roof to at least R4.0 (or higher in colder NSW regions like the Blue Mountains) to reduce heating and cooling needs.

Tip: The small size of tiny homes makes energy efficiency easier. Prioritize solar power and insulation, as these have a big impact on BASIX scores. Use the BASIX tool to test different combinations of features to meet the target cost-effectively.

3. Thermal comfort (maintaining comfortable temperatures)

Your fixed tiny home must maintain comfortable indoor temperatures without excessive heating or cooling, meeting NCC 2022 standards (e.g., a 7-star energy rating). The BASIX tool assesses this based on your home’s design and materials.

How to achieve it:

  • Use double-glazed windows to reduce heat loss or gain, especially in NSW’s varied climates (e.g., coastal vs. inland areas).
  • Orient your tiny home to maximize natural light and ventilation (e.g., north-facing windows for winter sun in southern NSW).
  • Add external shading, like awnings or eaves, to block summer heat while allowing winter sun.
  • Insulate floors (e.g., R2.5) to prevent heat loss, especially for elevated tiny homes.

Tip: Use the BASIX tool’s thermal simulation to fine-tune your design for your specific location (e.g., Sydney vs. Tamworth).

Submitting your BASIX certificate

You must submit the BASIX certificate generated with the BASIX online assessment tool with your Development Application (DA) or Complying Development Certificate (CDC) to your local council or a private certifier. 

During construction, your builder must follow the BASIX commitments (e.g., installing specified fixtures), and compliance is verified before you receive an occupation certificate, ensuring your home meets all targets.

For the best chances of success, make sure you

  • Start Early: Gather your tiny home’s plans (e.g., floor area, materials) before using the BASIX tool. You can do it yourself via the NSW Planning Portal or hire an accredited BASIX assessor for accuracy.
  • Keep Costs Low: Tiny homes are small, so focus on affordable features like LED lights, small rainwater tanks, and good insulation to meet BASIX targets without overspending.
  • Check Local Rules: Some councils, like Byron Shire, may have stricter development controls for fixed tiny homes, so confirm requirements early to avoid delays.

Approval process for fixed tiny homes 

Fixed tiny homes are treated as regular buildings, like houses or granny flats, under the Environmental Planning and Assessment Act 1979, so a BASIX certificate is required for new builds or renovations costing $50,000 or more. 

Here’s how you go from obtaining a BASIX certificate, to final approval with an Occupation Certifcate.

  • Obtaining a BASIX Certificate: Use the BASIX online assessment tool on the NSW Planning Portal to generate your certificate. You can do this yourself with detailed plans or hire an accredited BASIX assessor for accuracy.
  • Submitting with Development Application (DA) or Complying Development Certificate (CDC): Include your BASIX certificate with your DA (submitted to your local council) or CDC (approved by a council or private certifier). The certificate proves your fixed tiny home meets sustainability standards. A DA is required for non-standard projects (e.g., unique designs or sensitive sites), while a CDC is faster for projects meeting pre-set rules.
  • Compliance During Construction: Your builder must follow the BASIX commitments listed in the certificate (e.g., installing specified low-flow taps or insulation). A council or private certifier will inspect the tiny home during construction to ensure compliance with BASIX requirements.
  • Final Approval (Occupation Certificate): Before you can live in your fixed tiny home, you need an occupation certificate from your council or certifier. They’ll check that all BASIX commitments (e.g., energy-efficient lighting or rainwater tanks) were implemented as promised in the certificate.

Best practices

  • Consult Your Council Early: Reach out to your local council before starting your project. They can clarify if your tiny home needs a BASIX certificate or qualifies for exemptions, as local rules vary.
  • Hire Experts for Fixed Tiny Homes: If BASIX is required, consider an accredited BASIX assessor to ensure your fixed tiny home’s design meets water, energy, and comfort targets accurately. This can prevent costly rejections during the Development Application (DA) or Complying Development Certificate (CDC) process.
  • Prioritize Sustainability: Even for exempt tiny homes, use eco-friendly features like LED lighting, low-flow taps, or good insulation (e.g., R4.0 for walls). These reduce bills and environmental impact, making your tiny home an economical investment.
  • Stay Updated on NSW Policies: NSW regulations for tiny homes are evolving quickly to address housing shortages. Keep track of policy developments to remain aware of any change to BASIX requirements.

FAQs

What is a BASIX certificate, and why does it matter for tiny homes?

A BASIX certificate proves a home meets NSW’s sustainability standards for water, energy, and comfort under the State Environmental Planning Policy (BASIX) 2004. It’s required for fixed tiny homes because they’re treated as buildings. Tiny homes on wheels usually don’t need one because they’re classified as caravans, 

Can I live in a tiny home on wheels permanently without a BASIX certificate?

Yes, if it’s on wheels and used in a registered caravan park or manufactured home estate, or for temporary stays (up to 60 days per year on private land). You may need a Section 68 approval for utility connections, but BASIX isn’t required unless it’s permanently fixed to the land.

How much does a BASIX certificate cost for a fixed tiny home?

Costs vary based on your project’s scope (e.g., size and complexity). You can estimate fees using the BASIX fee calculator on the NSW Planning Portal. Hiring an accredited assessor may add to the cost, but doing it yourself is free beyond the portal’s fee.

What happens if I don’t get a BASIX certificate for a fixed tiny home?

Without a BASIX certificate, your Development Application (DA) or Complying Development Certificate (CDC) will likely be rejected. You could face fines or delays, and you won’t get an occupation certificate, meaning you can’t legally live in the tiny home.

Are there any BASIX exemptions for fixed tiny homes?

Yes, exemptions apply for renovations under $50,000, relocating a home with an existing BASIX certificate (if new changes don’t exceed $50,000), or heritage-listed tiny homes, which may get partial exemptions under the BASIX Heritage Policy.