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 it certifies
- Form 12A is titled 'Certificate of compliance with inspection, maintenance and reporting procedures' and references s 108(3)(c) of the Building Act 2004.[1]
- It certifies that the compliance schedule's procedures were fully complied with during the 12 months before the stated date, for the specified systems listed.[1]
- Form 12A was inserted into the Building (Forms) Regulations 2004 by the Building (Forms) Amendment Regulations 2005, in force 31 March 2005.[2]
Who issues it
- Only an IQP can issue a Form 12A, and only if procedures were fully complied with over the previous 12 months.[3]
Form 12 versus Form 12A
| Form 12 | Form 12A | |
|---|---|---|
| What it is | The building warrant of fitness | Certificate of compliance with inspection, maintenance and reporting procedures |
| Who issues it | The building owner (or their agent) | An independently qualified person (IQP) |
| What it covers | The whole building | The specified systems that IQP verified |
| How often | Every year, on the compliance schedule anniversary | Every year, covering the previous 12 months |
| Where it goes | To the council, and displayed in the building | Attached to the BWOF when it is sent to the council |
Summary of the facts listed on this page and on our BWOF guide; see the sources below.
Attaching Form 12As to the BWOF
- The owner must attach a copy of each Form 12A, covering all specified systems, when submitting the BWoF (Form 12) to the council.[4]
- Form 12 is the owner's annual warrant of fitness; Form 12A is the IQP's certificate that Form 12 relies on.[5]
- The council must keep copies of all Form 12As.[3]
IQP recommendations
- An IQP may recommend changes to inspection, maintenance or reporting procedures. Any recommendation must be attached to the BWoF, and the council decides whether to amend the schedule after consulting the owner.[6]
- Wellington City Council notes a Form 12A may include recommendations on compliance schedule amendments, and cites s 108(3)(d) for IQPs notifying required amendments.[7]
Reports are separate
- Form 12As are separate from the inspection, maintenance and repair reports, which the owner keeps for at least two years.[4]
Questions
What is the difference between Form 12 and Form 12A?
Form 12 is the owner's annual building warrant of fitness. Form 12A is the IQP's certificate for specific systems, attached to Form 12.
Do I need one Form 12A or several?
One IQP covering all systems can issue a single Form 12A; otherwise each IQP issues one for the systems they verified.
Can an IQP issue a Form 12A if an inspection was missed?
No. A Form 12A cannot be issued if any required procedure was not fully completed.
What are IQP recommendations?
Suggested changes to the compliance schedule's procedures. The owner attaches them to the BWoF and the council decides whether to amend.
What if procedures were missed?
MBIE guidance uses a Specified System Report and Declaration (S-RaD) for each affected system and a BWoF Report and Declaration (B-RaD) for the building. Check your council's process; Wellington, for example, asks for an S-RaD per affected system.
Sources
- Form 12A: Certificate of compliance with inspection, maintenance and reporting procedures — MBIE (building.govt.nz)
- Building (Forms) Amendment Regulations 2005 — Parliamentary Counsel Office (legislation.govt.nz), in force 2005-03-31
- Building warrants of fitness (guide for building officials) — MBIE (building.govt.nz), 2024-11-26
- Managing your BWoF — MBIE (building.govt.nz), 2024-11-26
- Forms for building maintenance management — MBIE (building.govt.nz), 2024-11-26
- Inspections and maintenance — MBIE (building.govt.nz), 2026-07-13
- Building warrants of fitness (BWoFs) — Wellington City Council, 2026-09-10
General information only, not legal or engineering advice. Last reviewed 30 October 2026. Spotted something out of date? Let us know.
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