Class 1b Access Requirements NSW: Cabins, Farm Stays and B&Bs

A farm-stay owner with four new cabins is told by the certifier that an access report is needed. Class 1a houses are exempt from NCC Part D4 access, but Class 1b short-term accommodation is not. NSW currently applies NCC 2022 Amendment 2 (with Corrigendum 1 published 29 October 2026). NCC 2025 adoption in NSW is scheduled for 1 May 2027. Sydney Access Consultants prepares the access report and Performance Solutions; the certifier decides classification.

Is my building Class 1b?

Class 1b covers two common situations: a boarding house, guest house, hostel or the like that is small (floor area less than 300 m² and ordinarily fewer than 12 residents), and four or more single dwellings on one allotment used for short-term holiday accommodation. Confirm the exact Schedule 1 definition and any October 2026 corrigenda guidance at ncc.abcb.gov.au with your certifier.

Class 1b or Class 3?

When size or occupant numbers exceed the Class 1b limits, the building is Class 3 and the hotel/motel accessible room rules apply.

The 29 October 2026 corrigenda

The ABCB issued NCC 2022 Amendment 2 Corrigendum 1 and NCC 2025 Corrigendum 1 that include corrections to building classification guidance for certain Class 1b buildings used for short-term accommodation. Read the actual corrigendum documents before relying on any summary.

Short-term rental of a normal house

A house let short-term is a separate NSW planning matter. Classification is the certifier's call.

How many accessible cabins or units? (Table D4D2a)

Where four or more dwellings on one allotment are used for short-term holiday accommodation, Table D4D2a requires a set number to be accessible:

• 4 to 10 dwellings: 1 accessible
• 11 to 40: 2
• 41 to 60: 3
• 61 to 80: 4
• 81 to 100: 5
• More than 100: 5 plus 1 for each additional 30 dwellings or part thereof

Access must be provided to and within each required dwelling. The ratio applies where four or more such dwellings on the same allotment are constructed or upgraded. Staging and new cabins on an existing park are counted with the certifier.

B&Bs, guest houses and hostels

D4D2 requires access to and within one bedroom and associated sanitary facilities, at least one of each type of common room or space (cooking facility, sauna, gym, pool, laundry, games room, eating area or the like), and common rooms on floors served by an AS 1428.1 ramp or passenger lift. Converting a farmhouse or heritage house into a B&B can trigger these requirements. See change of use and fit-out access NSW and heritage access performance solutions.

Designing the accessible cabin or room

Path of travel from the parking space and arrival point (site grades, gravel, decks, ramps). Bathroom and sanitary facilities to AS 1428.1 layouts. Doors, circulation and switches. Shared facilities including pools. See accessible car parking NSW, disabled toilet regulations NSW, door circulation space AS 1428, light switches and power points AS 1428, accessible stairways AS 1428 and accessible swimming pools NCC NSW.

When a Performance Solution makes sense

Steep rural sites, heritage buildings or remote cabins with no formed paths may need a Performance Solution that addresses the NCC Performance Requirements and is accepted by the certifier. The Premises Standards unjustifiable hardship test is separate. See performance solutions and unjustifiable hardship in NSW.

What goes in a Class 1b access report (DA and CC)

At DA: classification statement, Table D4D2a count, site plan showing accessible units and path of travel, and capable-of-compliance statements. At CC: detailed check of accessible units and common areas against D4, F4 and AS 1428.1. See DA vs CC access report and access report cost Sydney. Call (02) 9586 3111 for a fee.

Regional NSW

Sydney Access Consultants works across regional NSW, including Mid North Coast support from Sandy Grey at Black Beach. See Mid North Coast access reports and locations.

FAQs

Do holiday cabins need to be accessible under the NCC?
Yes, if they are Class 1b. Where four or more dwellings on one allotment are used for short-term holiday accommodation, NCC Table D4D2a requires a set number to be accessible: 1 for 4 to 10 dwellings, 2 for 11 to 40, rising to 5 for 81 to 100, then 1 more for every additional 30 or part thereof. Access must be provided to and within each required dwelling.

What access does a B&B or guest house need?
A Class 1b boarding house, B&B, guest house or hostel needs access to and within one bedroom and its sanitary facilities, at least one of each type of common room or space, and common rooms on any floor served by a compliant ramp or passenger lift.

Is a single holiday house exempt?
A Class 1a house is not subject to NCC Part D4 access requirements. Whether your building is Class 1a, Class 1b or Class 3 depends on its use, size and number of occupants, and the certifier makes that call.

Send us your site plan and cabin layouts. Call Sydney Access Consultants on (02) 9586 3111.

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