Plain-English answers to the questions building owners, property managers and IQPs ask most about the building warrant of fitness (BWOF) system in New Zealand. Every fact links to its source: MBIE, legislation or council guidance.
Looking for a particular system? See the 16 specified systems explained.
What is a building warrant of fitness (BWOF)?A building warrant of fitness (BWOF) is the owner's annual statement, on Form 12 under section 108 of the Building Act 2004, that a building's specified systems were inspected, maintained and reported on as its compliance schedule requires. The owner signs it, sends it to the council with every Form 12A, and displays it publicly.What is a compliance schedule?A compliance schedule is the council-issued document that lists a building's specified systems, the performance standard each must meet, and the inspection, maintenance and reporting procedures that keep them working. It is usually issued with the code compliance certificate, and it sets the anniversary date for the building's annual warrant of fitness.What does an IQP do?An independently qualified person (IQP) is a person or firm accepted by a council as qualified to inspect, maintain and report on particular specified systems. IQPs carry out the procedures set by a building's compliance schedule and issue a Form 12A certificate each year, which the owner attaches to the building warrant of fitness.What is a Form 12A certificate?A Form 12A is the 'certificate of compliance with inspection, maintenance and reporting procedures'. An independently qualified person issues it to confirm the compliance schedule procedures for the specified systems they cover were fully complied with over the previous 12 months. The owner attaches every Form 12A to the annual Form 12 building warrant of fitness.What happens if a BWOF is late or not supplied?Failing to supply a building warrant of fitness to the council, failing to display it, or displaying a false one are offences under section 108 of the Building Act 2004, with maximum fines of $50,000 for an individual or $150,000 for a body corporate. Councils can also issue a notice to fix; ignoring one risks up to $200,000.The 16 specified systems explained (SS 1–SS 16)New Zealand has 16 specified systems, numbered SS 1 to SS 16, from automatic fire suppression (SS 1) to cable cars (SS 16). SS 1-15 come from Schedule 1 of the Building (Specified Systems, Change the Use, and Earthquake-prone Buildings) Regulations 2005; cable cars come from the Building Act. Each building's compliance schedule sets its own inspection procedures.