Sutherland Shire · AS 3660.1
Perimeter and under-slab barriers detailed for steep sandstone blocks around Burnum Burnum Reserve, fitted before the pour on Bonnet Bay rebuilds and home extensions alike.
Quick answer
Yes, a new home or rebuild in Bonnet Bay needs a termite management system under the NCC, since Sutherland Shire's area is termite-prone. Collars and any under-slab work are finished before the pour, to AS 3660.1, and the durable notice plus installation certificate are given to your certifier once that stage of the build is done.
Termite barriers in Bonnet Bay
Bonnet Bay sits on the eastern bank of the Woronora River, developed from the late 1960s through to the mid-1980s, so almost every home is a brick family house of that era with only two roads leading in and out of the suburb. With the estate long since completed, building work here is knockdown rebuilds and extensions on those established blocks rather than new subdivisions. Sutherland Shire is the certifying authority, and a compliant termite management system is needed for any new slab or extension footing before the Occupation Certificate is issued.
What sets Bonnet Bay apart is the terrain. This is Sydney sandstone country, with steep gullies, creeks and escarpments, and Burnum Burnum Reserve surrounds the suburb and joins other bushland reserves nearby. That puts houses here closer to termites, and moisture draining off the slopes can linger under a home built partway down a gully. A rebuild on a stepped or sloping block needs the barrier detailed around every retaining wall and change in level, because that is exactly where water pools against lower footings and where termites most often start working.
Reviewed by Ismail, founder · Sutherland Shire coverage · Updated September 2026 · More Sutherland Shire suburbs
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Local conditions
Three conditions tied to Bonnet Bay's sandstone terrain shape how we detail the barrier.
Steep gullies and creeks running through Bonnet Bay keep bushland close to almost every street, and established termite colonies in that terrain forage into gardens on the bush-facing side of a block, so the perimeter there needs full coverage.
Where a house steps down a gully, water draining off the slope can pool against the lower walls, and those damp footings are where termite activity most often starts, so we detail retaining wall junctions with particular care.
Most Bonnet Bay homes date from the late 1960s to mid-1980s, and a rebuild on one of these blocks is usually replacing a house that carried decades of garden growth and buried timber, which we check for before quoting the soil treatment.
What we install here
Bonnet Bay work is mostly knockdown rebuilds and extensions on sloping, sandstone-edged blocks, with piers and suspended floors common where a house steps down towards a gully. Every plumbing penetration and conduit gets sealed with a collar before the pour, the perimeter is detailed carefully around retaining walls, and sub-floor access on sloping sites is planned from the outset. One quote from your plans covers every stage, timed to your builder's program.
Local knowledge
Blocks nearest Bilba Reserve sit right against bushland and leaf litter that shelter termites and other pests close to the house, so the perimeter on that boundary is given full coverage. Further from the bush edge, closer to Jannali station, sites are slightly more open, but the same stepped terrain applies across most of the suburb, so retaining wall detailing matters almost everywhere in Bonnet Bay.
Sutherland Shire Council certifies Bonnet Bay builds. Ahead of the Occupation Certificate, the certifier wants a notice recording the system installed, secured inside the meter box, and an installation certificate noting the products used, areas protected and licensed installer. We hand over both, plus product data sheets and maintenance advice, timed around whatever other Shire approvals your build still needs.
Bonnet Bay at a glance
| Suburb | Bonnet Bay, NSW 2226 |
|---|---|
| District | Sutherland Shire |
| Distance from Sydney CBD | 21.4 km south-west |
| Certifying council | Across Sutherland Shire |
| Standard applied | AS 3660.1 termite management systems |
| Installed | Before the slab pour, then staged through the build |
| Documents supplied | Installation certificate and durable notice |
| Typical builds covered | New homes, knockdown rebuilds, granny flats, duplexes, townhouses |
Systems we install
Every photo below is from one of our own Sydney jobs. We look at your slab design, site and budget, then recommend a system or a combination.
01A termite-resistant sheet laid over the whole prepared footprint before concreting, so termites can't come up through the slab anywhere.
02A sealed collar on every pipe, conduit and service that passes through the slab. These gaps are the most common hidden way in.
03Protection at the slab edge and into the wall cavity, which stops termites building hidden tunnels up the outside of the slab.
04An APVMA-registered termiticide zone in the soil, with an optional pipe network under paving so it can be recharged later without digging.
05Barriers for bearers, piers and raised timber floors on sloping or elevated blocks, where there's no slab to protect.
06Detailing for sandstone cuts, block retaining walls, step-downs and cut-and-fill sites, which are common across Sydney.
Why during construction
A retrofit can only treat around a finished house. A pre-construction system protects the parts nobody will ever be able to reach again.
A barrier put in during the build costs a fraction of a post-construction system, and far less than repairing termite damage.
New houses (Class 1) and outbuildings (Class 10) with termite-susceptible framing need a compliant termite management system.
Pipe penetrations and slab joints can only be fully protected while they're still open, before the concrete goes in.
An under-slab system covers ground that no treatment from outside the finished house can ever reach.
Your certifier needs the certificate and durable notice before issuing the Occupation Certificate. We supply both together.
Documented, compliant protection gives buyers, building inspectors and lenders confidence when the home is sold.
Installation stages
A termite barrier isn't a single visit. Each part goes in when the site is ready for it, and we fit around your plumber, concreter and bricklayer.
Send your plans and slab details. We recommend a system and give you one fixed price that covers every stage.
Collars go on every service once the plumber has set out, then the membrane or soil treatment is installed across the prepared site.
Perimeter and cavity protection is fitted as the brickwork or cladding goes up, so there's no unprotected gap at the slab edge.
Where it's specified, the chemical perimeter or reticulation system is completed around the building before paths and gardens go in.
A durable notice goes in the meter box, and the installation certificate goes to your builder and certifier.
The owner gets simple care instructions and an inspection schedule so the system keeps doing its job for years.
Compare systems
Both can meet AS 3660.1. The best choice depends on your slab type, what surrounds the house and how much ongoing upkeep the owner wants.
Physical protection
Entry-point protection
Soil protection
Top-up protection
Most of the Sydney builds we work on use a combination: physical collars on every penetration plus a physical or chemical perimeter.
For builders & developers
Builders, developers and owner-builders get a fixed quote from plans, a technician who turns up when the site is ready, and paperwork that never holds up sign-off.
Consistent pricing across lots, one point of contact and a full document set for every dwelling.
Missing durable notices and unclear install records are a common reason Occupation Certificates get held up. We hand everything over together so your certifier has it all in one go.
Paperwork
A complete document set for the builder, the certifier and every future owner of the property.
A permanent notice in the meter box showing the system, install date, installer, any chemical's life expectancy and inspection advice.
For: certifier, owner, future owners
Written confirmation of the system and products used, the areas protected and our licence details.
For: builder, certifier, owner
Details of the physical system or termiticide installed, including safety data sheets for any chemicals.
For: builder, owner
How to keep the system working, plus the recommended inspection frequency under AS 3660.2.
For: homeowner
From real jobs
Photos from our own Sydney sites, not stock images. Tap any photo to see it larger.
Membrane barrier across a large residential slab
Barrier work on a Sydney Harbour site
Installation through sandstone excavation
Perimeter barrier and sleeves on a new slab
Waffle pod formwork with collared penetrations
Membrane detailed against a retaining wall
Membrane sealed around a column
Protected slab edge with collar in place
Collared penetrations before the pour
Perimeter barrier on a completed slab edge
Pipe penetrations sealed into the membrane
Collars fixed through mesh before concreting
Google reviews
Real, verified reviews from homeowners and businesses we've worked with.
Pricing
Every build is different, so we don't guess. We price from your plans and give you one fixed written quote. Quoting is free.
After handover
A barrier only works while it stays intact and visible. Pass these on to the owner.
Free fixed quote
Tell us about your build and get a clear, fixed price, fast. We usually reply within 30 minutes during business hours.
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Bonnet Bay questions
Still unsure? Call and talk it through with a licensed technician.
+61 450 515 215Blocks close to Burnum Burnum Reserve or any bush-facing gully sit nearest established termite activity, so we usually recommend a full physical perimeter with careful detailing around retaining walls and step-downs, rather than a minimal system suited to a flat suburban block on level, cleared ground far from any reserve.
Every retaining wall or level change where the slab steps down the slope is a junction that needs to be drawn and priced before we start, since water pooling against a lower footing is where termite activity most often begins. We detail these junctions the same way we detail the open slab edge.
Yes, a stepped Bonnet Bay block often calls for piers and a suspended floor rather than a slab, and we build the collars, bearer protection and perimeter around that framing instead. Your certifier still receives the durable notice and installation certificate, written up to match whichever construction method the block actually needed.
In most cases, yes. The National Construction Code requires a termite management system for new houses and outbuildings in termite-prone areas where the primary building elements can be damaged by termites. Sydney is termite-prone, so the system is installed to AS 3660.1 and your certifier asks for the installation certificate and durable notice before the Occupation Certificate is issued.
It depends on slab area, perimeter length, the number of pipe penetrations, the system chosen, site complexity and how many visits the build needs. Send us the plans and we return one fixed written quote covering every stage. Quoting is free.
Nearby
Same crew, same staging and the same certifier-ready paperwork, right across the Sutherland Shire.
Service areas
From the Eastern Suburbs and Inner West to the Hills, the Shire and the western growth corridors. Every suburb has its own page with the local ground conditions, the council that certifies the work and the questions builders there ask us.
Slab pour coming up?
Send us your plans today for a fixed quote, or call and talk to a licensed technician about your site.
