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What is a building warrant of fitness (BWOF)?

Last reviewed 30 October 2026 · Sources: MBIE, NZ legislation and council guidance

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.

How the BWOF cycle works

The BWOF cycle: compliance schedule issued, statement displayed for 12 months, inspections, Form 12A, then the owner's BWOF, repeating each year1Compliance scheduleissued by the councilwith the CCC2Statement shownForm 10, displayed forthe first 12 months3Inspectionsowner checks and IQPinspections all year4Form 12AIQP certifies thesystems they cover5BWOF (Form 12)owner signs, sends tocouncil and displaysRepeats every year on the compliance schedule anniversary
How the building warrant of fitness cycle runs, based on MBIE guidance. Steps 1–2 happen once; steps 3–5 repeat every year.

Who needs a BWOF

  • A BWoF confirms that the specified systems in a building (for example lifts and sprinklers) have been inspected, maintained and reported on as the building's compliance schedule requires.[1]
  • Owners of buildings that have a compliance schedule need a BWoF. Wellington City Council says any building with a compliance schedule needs one, including most commercial buildings and homes with cable cars.[2]
  • For the first 12 months after a compliance schedule is issued, a compliance schedule statement is displayed instead; after 12 months the first BWoF replaces it.[3]

When it is due

  • The Act requires the owner to supply the BWOF to the council on each anniversary of the compliance schedule's issue, stating that its procedures were fully complied with over the previous 12 months, with every IQP certificate and any IQP recommendation attached (section 108(3)).[4]
  • The owner must sign, issue and publicly display a BWoF every 12 months; each new BWoF replaces the previous one at the next anniversary of the compliance schedule's issue.[1]

What the BWOF must say

  • The BWoF is the prescribed Form 12 in the Building (Forms) Regulations 2004. The MBIE copy of Form 12 is headed 'Section 108, Building Act 2004'.[5]
  • Form 12 is signed by the owner, or by an agent on behalf of and with the authority of the owner.[5]
  • Form 12 must state the building's location, its current lawful use (including occupants per level and per use), the owner, the year first constructed, the intended life of the building if 50 years or less, and the highest fire hazard category for the building use.[6]
  • Form 12 also records the maximum number of occupants who can safely use the building and where the compliance schedule is kept.[5]

What you send to the council

  • The owner sends the council the BWoF, a copy of every Form 12A (covering all specified systems), and any IQP recommendations to amend the compliance schedule.[1]
  • The council does not issue the BWoF; the owner or agent completes Form 12 and submits it to the council.[7]
  • The council keeps the BWoF and related records for the life of the building.[1]

Where to display it

  • The owner must publicly display a copy where building users have ready access; for a cable car-only schedule, in or near the cable car (section 108(4)). MBIE suggests the ground floor, lobby, entry foyer or reception.[4]

Council audits

  • Section 111 of the Building Act 2004 entitles council officers to inspect buildings with a compliance schedule to check the BWoF and IQP reports are correct, and MBIE guidance says councils should run a risk-based audit programme. Auckland Council audits high-risk buildings (e.g. hotels, hostels) annually, medium-risk every three years and low-risk every five years.[7]

Questions

Who signs a building warrant of fitness?

The building owner, or an agent signing on the owner's behalf and with their authority. The council does not issue it.

When is a BWOF due?

Every year, on the anniversary of the date the compliance schedule was issued.

Where must the BWOF be displayed?

In a place all building users can see, such as the lobby, entry foyer, ground floor or reception.

What do I send to the council with the BWOF?

A copy of each Form 12A covering all specified systems, plus any IQP recommendations to amend the compliance schedule.

Does a brand-new building need a BWOF straight away?

No. For the first 12 months a compliance schedule statement is displayed; the first BWoF then replaces it.

Sources

  1. Managing your BWoF — MBIE (building.govt.nz), 2024-11-26
  2. Building warrants of fitness (BWoFs) — Wellington City Council, 2026-09-10
  3. Specified systems and compliance schedules — MBIE, 2024-11-26
  4. Building Act 2004 (ss 100, 101, 108, 108A, 168) — NZ Legislation, version as at 8 October 2026
  5. Form 12: Warrant of fitness — MBIE (building.govt.nz)
  6. Building warrants of fitness (guide for building officials) — MBIE (building.govt.nz), 2024-11-26
  7. Building Warrant of Fitness (BWOF) — Auckland Council

General information only, not legal or engineering advice. Last reviewed 30 October 2026. Spotted something out of date? Let us know.

certify.nz keeps every inspection, defect and Form 12A for a building in one place, so the BWOF is ready on the anniversary.

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