Building Warrant of Fitness
In this section
Owners of commercial, industrial or communal (public use) buildings are responsible for making sure that their building is safe for people to enter, occupy and work in. This is through the building warrant of fitness (BWOF) system, and applies to all buildings with a compliance schedule (CS).
Residential properties do not require a compliance schedule unless a cable car is installed.
For an overview of your compliance responsibilities and how to meet these see our publication on building warrant of fitness [PDF, 3100 KB].
Building owner responsibilities
Where there is a compliance schedule for specified systems it is the building owner’s responsibility to
- ensure that a current BWOF is displayed in a prominent place within their building
- provide a building warrant of fitness (Form 12) to council on or before the anniversary of your CS being issued
- attach to the BWOF all certificates of compliance (Form 12A) issued by the Independent Qualified Person (IQP)
- keep a copy of all records and reports related to your compliance schedule and BWOF for two years, and be able to be produce these for inspection when required.
The certificates of compliance certify that the inspection, maintenance and reporting procedures for all specified systems within your building have been fully complied with during the previous 12 months.
Compliance with the building warrant of fitness and information supplied is monitored by council. If you fail to meet your responsibilities you may be putting the safety of people using your building at risk. This may result in a site audit being carried out.
Offences that council can carry out enforcement actions on include
- failure to obtain a CS
- failure to supply council with a BWOF
- failure to display a valid BWOF
- displaying a false or misleading BWOF
- displaying a BWOF other than in keeping with section 108 of the Building Act.
Depending on the offence the fine can range from $20,000, with a further $2,000 for every day the offence is continued, to a maximum of $200,000. Council can also issue instant fines ranging from $250 to $1,000 for the CS and BWOF offences above.
Independent Qualified Person
An Independent Qualified Person (IQP) is recognised by council as qualified to carry out any
- performance inspection,
- reporting, or
- recommendation on a specified system.
Current independent qualified persons are listed on the IQP register.
Removal of a specified system
You must apply for a building consent when building work affects any specified system, be it adding, removing, or upgrading.
Your CS can be amended during the building consent process to accommodate any changes to your specified systems
If you need a correction to be made to the CS you can do this by applying for an amendment to the compliance schedule (Form 11) [PDF, 91 KB].
Below are a selection of templates, forms and guides that you may find useful in helping maintain compliance
- Application for amendment to compliance schedule (Form 11) [PDF, 91 KB]
- Building warrant of fitness template (Form 12) [PDF, 20 KB]
- Checklist for Form 12 & 12A [PDF, 67 KB]
- Maintenance logbook [PDF, 63 KB]
- Compliance schedule example [PDF, 48 KB]
- Compliance schedule handbook
- Owners’ responsibilities to ensure their buildings are safe to use
- IQP register
For any enquiries on compliance schedules and building warrants of fitness email firstname.lastname@example.org