Updated September 2026 · next review December 2026
BASIX & NatHERS certificate fees in NSW (2026): government, software and assessor costs
Every BASIX or NatHERS job in NSW is made of three kinds of charge: NSW Government fees for the BASIX certificate, a per-dwelling fee charged by the NatHERS software provider, and the assessor's professional fee. This guide sets out each one, with its official source, for houses, townhouses, apartments and commercial buildings.
- The NSW Government BASIX certificate fee is $50 for a single dwelling, $80 for the first two dwellings of a multi-dwelling project plus $35 for each extra dwelling, and $25 per dwelling for alterations and additions.
- A NSW Planning Portal service fee of $5 is also charged on each BASIX certificate application (2026/27, indexed to CPI every 1 July).
- Revising an issued BASIX certificate costs nothing, provided it is for the same property and project.
- NatHERS certificate fees are set by software providers, not government, and are charged per dwelling: FirstRate5 $45.00, HERO $45.00, BERS Pro $44.00 and AccuRate $26.60, all excluding GST.
- Multi-dwelling and apartment projects pay the software fee once per dwelling: a 100-unit building in FirstRate5 carries $4,500 in software fees (ex GST).
- The assessor's fee is confirmed after a plan review. NathersPro starts from $250 for alterations and additions, $400 for a granny flat and $500 for a single-storey home (ex GST).
- Commercial buildings such as childcare centres, gyms, shops and offices generally need an NCC Section J assessment rather than BASIX or NatHERS.
The three charges in every BASIX and NatHERS job
Quotes vary widely because assessors bundle these charges differently. Separate them and most quotes become easy to compare.
Government fees
The BASIX certificate fee plus the $5 Planning Portal service fee, charged by the NSW Government when a BASIX certificate is generated. Fixed by project type and number of dwellings.
NatHERS certificate fee
Charged per dwelling by the accredited software provider (FirstRate5, HERO, BERS Pro or AccuRate). Includes a royalty to CSIRO for the Chenath engine. Identical for every assessor using that tool.
Assessor's professional fee
The only charge that varies between businesses. It pays for the modelling, optimisation, documentation and support, and depends on the project.
Charges 1 and 2 are pass-through costs: no assessor can legitimately discount them, so a quote that looks cheaper is usually leaving one of them out.
1. BASIX certificate and Planning Portal fees (NSW Government)
Using the BASIX online tool is free. Fees are payable only when a certificate is generated, and they depend on the type of development.
| Development type | Government fee | How it is worked out |
|---|---|---|
| Single dwelling (new house) | $50 | Flat fee per certificate |
| Dual occupancy / duplex (2 dwellings) | $80 | Multi-dwelling rate, which covers the first two dwellings |
| Townhouses, villas, terraces (3 or more dwellings) | $80 + $35 each | $80 for the first two dwellings, plus $35 for every dwelling after that |
| Apartments / residential flat buildings | Variable | Depends on the number of units; the exact amount is shown in the BASIX tool before payment. See the indicative calculations below |
| Alterations and additions | $25 per dwelling | For renovation and addition work that triggers BASIX |
| Manually produced certificate | Standard fee + extra | For projects the online tool cannot assess (for example some heritage work or alternative solutions). The extra charge is never more than $250; a single dwelling is $50 + $25 |
| Revising an issued certificate | $0 | Free, as long as it relates to the same property and project |
| NSW Planning Portal service fee | + $5 | Added to each BASIX certificate application, on top of the certificate fee. Set at $5 for 2026/27 and indexed to CPI every 1 July |
Multi-dwelling BASIX fee = $80 + $35 × (dwellings − 2). Section 3 works this out for 2 to 200 dwellings, alongside the Portal and NatHERS fees.
Which BASIX pathway does my project use?
The Planning Portal treats a project as multi-dwelling when it involves more than one dwelling, or shares common property or services with other development. That includes residential flat buildings (generally three or more strata-titled units), two or more terraces, row or semi-detached houses, two or more houses including villas and dual occupancies on one parcel with common property or shared services, and several single dwellings on land being subdivided into new lots.
Granny flats: a new stand-alone secondary dwelling is usually certified as a new dwelling, while a granny flat created by altering or extending an existing home can fall under alterations and additions. A new house built with an attached granny flat is commonly certified as two dwellings at the multi-dwelling rate. The pathway sets the fee, so your assessor confirms it before the certificate is generated.
2. NatHERS certificate fees by software: FirstRate5, HERO, BERS Pro and AccuRate
A NatHERS star rating can only be issued through one of four accredited software tools. Each provider charges the assessor a fee for every dwelling certificate produced. These fees are not set by government, they apply equally to every assessor using that tool, and part of each fee is a royalty to CSIRO for the Chenath calculation engine that all four tools share. Because every tool runs the same engine, a correctly modelled home gets the same star rating in any of them; see our software comparison.
| Software | Provider | Per dwelling (ex GST) | Inc GST | Latest change |
|---|---|---|---|---|
| FirstRate5 NathersPro uses | Victorian Government (DEECA), previously Sustainability Victoria | $45.00 | $49.50 | Rose from $43.00 on 1 September 2026 |
| HERO NathersPro uses | Hero Software | $45.00 | $49.50 | Published per-dwelling rate |
| BERS Pro | Energy Inspection | $44.00 | $48.40 | Rose from $37.00 on 2 March 2026 |
| AccuRate Sustainability | CSIRO reference tool | $26.60 | $29.26 | Published rate as at January 2026 |
FirstRate5 certificate fee: $45.00 ex GST
Re-priced every 1 September (announced by 15 August) for CPI, including the CSIRO royalty. Bulk credit discounts to 1 September 2027: 50+ credits $42.75, 100+ $40.50, 500+ $39.60 ex GST. Source.
HERO certificate fee: $45.00 ex GST
Charged per dwelling. A certificate can be amended or replaced as often as needed for 12 months from original certification; after 12 months a new fee applies (because of the CSIRO royalty component). Source.
BERS Pro certificate fee: $44.00 ex GST
Charged per certificate credit, per dwelling. The previous increase (from $30 to $37 ex GST) took effect on 1 March 2025. Source.
AccuRate Sustainability certificate fee: $26.60 ex GST
The lowest per-certificate fee of the four accredited tools. AccuRate is the reference implementation of the CSIRO Chenath engine. Source.
Two 2026 changes are easy to miss in older price guides: BERS Pro moved to $44.00 on 2 March 2026, and FirstRate5 moved to $45.00 on 1 September 2026. FirstRate5 also passed from Sustainability Victoria to the Victorian Department of Energy, Environment and Climate Action (DEECA) when Sustainability Victoria was wound up on 30 June 2026.
NathersPro assessors model in FirstRate5 and HERO.
3. Townhouses and apartments: fees for 2 to 200 dwellings
In a multi-dwelling project each dwelling is simulated separately and receives its own NatHERS certificate. Apartment buildings (NCC Class 2) also receive a Class 2 summary certificate that reports the ratings across the building. The software fee is charged per dwelling, while one BASIX certificate (and one Portal fee) covers the development.
Townhouses over a basement can be Class 2. A Class 1a house generally cannot sit above or below another occupancy, so townhouses built over a shared basement car park are usually classified as Class 2 and are modelled and certified like apartments. Your certifier confirms the classification.
Townhouses, villas and dual occupancies (multi-dwelling)
| Dwellings | BASIX certificate fee | Portal fee | NatHERS: FirstRate5 / HERO | NatHERS: BERS Pro | NatHERS: AccuRate | Pass-through total (FirstRate5 / HERO) |
|---|---|---|---|---|---|---|
| 2 | $80 | $5 | $90 | $88.00 | $53.20 | $175 |
| 3 | $115 | $5 | $135 | $132.00 | $79.80 | $255 |
| 4 | $150 | $5 | $180 | $176.00 | $106.40 | $335 |
| 5 | $185 | $5 | $225 | $220.00 | $133.00 | $415 |
| 6 | $220 | $5 | $270 | $264.00 | $159.60 | $495 |
| 8 | $290 | $5 | $360 | $352.00 | $212.80 | $655 |
| 10 | $360 | $5 | $450 | $440.00 | $266.00 | $815 |
| 15 | $535 | $5 | $675 | $660.00 | $399.00 | $1,215 |
| 20 | $710 | $5 | $900 | $880.00 | $532.00 | $1,615 |
Apartments and Class 2 buildings (including townhouses over a basement)
| Dwellings | BASIX certificate fee* | Portal fee | NatHERS: FirstRate5 / HERO | NatHERS: BERS Pro | NatHERS: AccuRate | Pass-through total (FirstRate5 / HERO)* |
|---|---|---|---|---|---|---|
| 30 | $1,060 | $5 | $1,350 | $1,320.00 | $798.00 | $2,415 |
| 50 | $1,760 | $5 | $2,250 | $2,200.00 | $1,330.00 | $4,015 |
| 100 | $3,510 | $5 | $4,500 | $4,400.00 | $2,660.00 | $8,015 |
| 150 | $5,260 | $5 | $6,750 | $6,600.00 | $3,990.00 | $12,015 |
| 200 | $7,010 | $5 | $9,000 | $8,800.00 | $5,320.00 | $16,015 |
* The Planning Portal lists residential flat building fees as variable by number of units. These rows apply the published multi-dwelling rate as an indicative estimate; the BASIX tool shows the exact fee before payment.
All figures exclude GST and use list prices per dwelling. Assessors who buy FirstRate5 credits in bulk pay less per credit ($42.75 for 50+, $40.50 for 100+, $39.60 for 500+ ex GST until 1 September 2027). Assessor fees are additional and quoted from plans.
Design changes on larger projects: amendment rules differ by tool. HERO lets a certificate be amended or replaced as often as needed for 12 months from original certification, after which a new fee applies. Settling the design before certificates are generated keeps software fees to one round.
4. Assessor fees: what the professional fee covers
The assessor's fee is the part of your quote that reflects the work: reading the plans, building and zoning the thermal model, entering constructions, glazing and shading, testing options to reach the target at the lowest construction cost, preparing BASIX commitments and stamped plans, and answering certifier questions.
Starting prices are a guide
The fee for your project can be lower or higher than the starting price, depending on the size, complexity and documentation of the project. It is confirmed once one of our assessors has reviewed your plans.
| Project type | NathersPro starting price | Scope |
|---|---|---|
| Alterations & additions | From $250 | Renovations, extensions and additions that trigger BASIX |
| Granny flat / secondary dwelling | From $400 | Detached or attached secondary dwellings |
| Single-storey dwelling | From $500 | New single-storey homes and knockdown rebuilds |
| Double-storey dwelling | From $650 | New two-storey homes |
| House + attached granny flat | From $750 | New home with an attached secondary dwelling, both dwellings |
| Dual occupancy / duplex | From $900 | Both dwellings, BASIX and NatHERS |
| Townhouses & multi-dwelling (3+) | Quoted | Quoted per project from plans, priced per dwelling |
| Apartments & Class 2 buildings | Quoted | Apartments, and townhouses over a shared basement, quoted from plans |
| Section J / JV3 (commercial) | Quoted | Launching soon - contact us to discuss your project |
Starting prices are a guide only: your fee can be lower or higher depending on the project, and is confirmed once an assessor has reviewed your plans. Prices exclude GST. Government BASIX certificate and Planning Portal fees, and NatHERS software certificate fees, are passed through at cost and itemised on your quote.
What moves an assessor's fee up or down
- Size and storeys - more rooms, levels and zones take longer to model.
- Glazing and shading complexity - large or irregular windows, skylights and detailed shading add modelling time.
- Number of dwellings - each dwelling is modelled and certified separately.
- Documentation quality - complete, scaled plans with elevations and a window schedule keep the fee lean.
- Design iterations - optimising to avoid expensive upgrades, and later redesigns, add work.
- Turnaround - standard is 3-4 business days; 24-hour express is quoted separately.
Builders with 10 or more jobs a year can ask about wholesale package rates. Our pricing page explains what every quote includes.
5. Worked examples: indicative total cost
Adding every charge together for common projects, using the NathersPro starting price and the FirstRate5 list fee. All amounts exclude GST and are starting points, not quotes.
| Project | Assessor fee (from) | NatHERS software fee | BASIX certificate fee | Portal fee | Indicative total (from) |
|---|---|---|---|---|---|
| Alterations & additions (BASIX only) | $250 | - | $25 | $5 | $280 |
| Granny flat | $400 | $45 | $50 | $5 | $500 |
| Single-storey home | $500 | $45 | $50 | $5 | $600 |
| Double-storey home | $650 | $45 | $50 | $5 | $750 |
| House + attached granny flat (2 dwellings) | $750 | $90 | $80 | $5 | $925 |
| Duplex (2 dwellings) | $900 | $90 | $80 | $5 | $1,075 |
| 6 townhouses | Quoted | $270 | $220 | $5 | Quote + $495 |
| 50-unit apartment building* | Quoted | $2,250 | $1,760 | $5 | Quote + $4,015 |
| 150-unit apartment building* | Quoted | $6,750 | $5,260 | $5 | Quote + $12,015 |
Alterations and additions often use the BASIX simplified thermal method with no NatHERS simulation; where simulation is needed, add one software fee per dwelling. * Apartment BASIX fees are indicative, as explained in section 3.
The cheapest certificate is rarely the cheapest build
The software and government fees are the same whoever you choose, so price differences between assessors come down to the professional fee, usually a gap of a few hundred dollars at most. The specifications an assessment commits you to, such as glazing, insulation and hot water, can move construction cost by thousands. We explain this in the cheapest way to pass BASIX and NatHERS and how to compare quotes.
6. Commercial and other building types: which assessment applies?
BASIX and NatHERS apply to homes. Most other buildings fall under the energy efficiency requirements of NCC Section J, which can be met through the deemed-to-satisfy provisions or a JV3 (J1V3) performance assessment that models the building against a reference building. Some projects need nothing at all, some need more than one assessment, and the answer depends on how the building will be used, its size and whether it is air-conditioned.
| Building type | Typical NCC class | Assessment that may apply |
|---|---|---|
| Childcare / early learning centre | Class 9b | Section J (deemed-to-satisfy or JV3) |
| Medical centre / GP clinic | Class 5 (Class 9a for day surgery or procedure units) | Section J |
| Gym / fitness centre | Class 9b | Section J |
| Community hall | Class 9b | Section J |
| Function centre / event venue | Class 9b | Section J |
| Place of worship | Class 9b | Section J |
| Tuition or learning centre | Class 9b or Class 5 | Section J |
| Restaurant / cafe | Class 6 | Section J |
| Shop / retail | Class 6 | Section J |
| Office | Class 5 | Section J |
| Warehouse | Class 7b | Section J, often a limited scope where the space is not air-conditioned |
| Storage / self-storage | Class 7b | Section J, often a limited scope where the space is not air-conditioned |
| Shop-top housing / mixed use | Class 2 over Class 5 or 6 | BASIX and NatHERS for the dwellings, Section J for the commercial space |
| Mezzanine | Takes the class of the building | In a commercial building, Section J for the new area; in a home, possibly BASIX alterations and additions |
| Attic or roof-space conversion (home) | Class 1a | Possibly a BASIX alterations and additions certificate, depending on the scope of works |
Typical classifications only. The actual classification depends on how the building is used and is confirmed by your certifier.
Each of these is a different category of assessment and may or may not need BASIX, NatHERS or a JV3 report. Consult with us before you lodge and we will tell you what your project needs. Our Section J and JV3 service is launching soon, and we can advise on commercial requirements now.
Want an exact figure for your project?
Send your plans and we will reply with a fixed-fee quote within one business day, every pass-through fee itemised.
Frequently asked questions
$50 for a single dwelling, $80 for the first two dwellings of a multi-dwelling project plus $35 for each additional dwelling, and $25 per dwelling for alterations and additions. Residential flat buildings vary with the number of units. A $5 Planning Portal service fee is added to each application.
Yes. The NSW Planning Portal charges a service fee of $5 on each BASIX certificate application for 2026/27. It is indexed to CPI every 1 July.
Both are commonly certified as two dwellings at the multi-dwelling rate, so the government BASIX fee is $80 plus the $5 Portal fee.
The NSW Planning Portal does not charge to revise an issued certificate, provided the revision relates to the same property and project as the original certificate. Your assessor may still charge for the time to remodel changes.
The accredited software provider charges it to the assessor for every dwelling certificate. It is not a government fee. Part of it is a royalty to CSIRO for the Chenath engine, and it is the same for every assessor using the same tool.
Per dwelling, excluding GST: FirstRate5 $45.00 (from 1 September 2026), HERO $45.00, BERS Pro $44.00 (from 2 March 2026) and AccuRate $26.60. Figures verified 18 September 2026.
No. All four accredited tools run the same CSIRO Chenath engine, so a home modelled correctly achieves the same rating in any of them. The tools differ in workflow and certificate fee, not in the result.
In FirstRate5 the software fees are $4,500. Applying the multi-dwelling rate as an estimate, the BASIX certificate fee would be $3,510, plus the $5 Portal fee, for about $8,015 in pass-through fees excluding GST. Apartment BASIX fees are variable, so the BASIX tool confirms the exact amount, and the assessor fee is quoted separately.
Usually. A Class 1a house generally cannot sit above or below another occupancy, so townhouses over a shared basement car park are typically classified as NCC Class 2 and modelled and certified like apartments. Your certifier confirms the classification.
It depends on the project. At NathersPro, assessments start from $250 for alterations and additions, $400 for a granny flat, $500 for a single-storey home, $650 for a double-storey home, $750 for a house with an attached granny flat and $900 for a duplex, excluding GST. Your fee can be lower or higher and is confirmed after an assessor reviews your plans.
Generally no. BASIX and NatHERS apply to homes. Commercial and community buildings such as childcare centres, medical centres, gyms, halls, places of worship, restaurants, shops, offices and warehouses usually need NCC Section J compliance, shown by deemed-to-satisfy provisions or a JV3 assessment. Mixed-use buildings can need both. Contact us to confirm what your project needs.
Usually because a pass-through fee has been left out of the headline price, GST is excluded, amendments are charged separately, or little optimisation is done. Compare quotes with every charge separated.
We re-verify every figure every three months and whenever a provider announces a change. The figures shown were updated in September 2026, and the next scheduled review is December 2026. FirstRate5 re-prices every 1 September and Planning Portal fees are indexed every 1 July.
Sources and review schedule
Every figure on this page was checked against the sources below on 18 September 2026.
- NSW Planning Portal, BASIX certificate costs (government fee schedule, manual certificates and revisions)
- NSW Planning Portal, NSW Planning Portal service fees ($5 BASIX certificate application fee, 2025/26 and 2026/27)
- NSW Planning Portal, BASIX multi-dwelling definition
- FirstRate5, FR5 credit price adjustment effective 1 September 2026
- Hero Help Centre, Hero costs and certificate fees
- Energy Inspection, BERS Pro certificate credit pricing
- AccuRate per-certificate fee: industry fee comparison, January 2026
- Home Energy Rating (NatHERS administrator), homeenergyrating.gov.au
Citing this page: NathersPro, "BASIX & NatHERS certificate fees in NSW (2026)", https://natherspro.com.au/basix-nathers-certificate-fees, verified 18 September 2026.
Data last updated: September 2026 (figures verified 18 September 2026). Next scheduled review: December 2026.
Fees and prices on this page may change or vary in future. Government and software fees are set by the NSW Government and the software providers and can change without notice; the amount charged when your certificate is generated applies. NathersPro starting prices are a guide and are confirmed after a plan review. This page is general information, not a quote.
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