Building Warrant of Fitness (BWOF)
Online - Submit a Building Warrant of Fitness (BWOF) (Form 12)
Online - Apply to amend a compliance schedule (Form 11)
Buildings with specified systems (alarms etc) installed have ongoing requirements through the Building Warrant of Fitness (BWOF) regime. These will be commercial buildings unless the specified system is a cable car installed in a dwelling.
A Building Warrant of Fitness (Form 12) is a statement from the building owner confirming that the systems in the building have been checked and the inspection and maintenance required (stated in the compliance schedule) for the building has complied for the previous 12 months.
After a new building is constructed or existing building altered, Council will issue building owners with a compliance schedule covering the maintenance, inspection and reporting requirements for any specified systems in the building.
The building owner is responsible for ensuring the requirements of the compliance schedule are met. The owner has to use independent people to check the systems. The owner pays for an Independent Qualified Person (see below) to inspect and maintain the buildings specified systems.
Each year on the anniversary date of the compliance schedule building owners will need to supply the Council with a Building Warrant of Fitness. Once all the correct information is received and processed, an invoice for the Administration charges related to the documentation will be sent by the Council.
In addition, the owner must supply Council with a signed copy of Form 12A. Form 12A is signed by an Independent Qualified Person for each specified system listed on the Compliance Schedule. The building owner must publicly display the Building Warrant of Fitness on the premises.
How do I find an Independent Qualified Practitioner (IQP)?
All registered South Island Independent Qualified Persons (IQPs) personnel are recorded on the IQP Register administered by Timaru District Council. Use the following link to search for an IQP:
Other useful information
- Compliance schedule handbook (PDF, 664KB)
- Owners responsibilities to ensure their buildings are safe to use (PDF, 644KB)
Who checks up on the BWOF and why?
The Building Act 2004 (Sections 100-108) enables councils to audit a building’s BWOF. This ensures the health and safety of the people entering the building. It is a function that Territorial Authorities such as councils, are required to do by the Government for our communities.
We are required to carry out these audits once a year or as appropriate according to the complexity of the building’s use.
It involves an onsite inspection by a council officer and a review of the maintenance records for the specified systems on your compliance schedule, as required by the Ministry of Business, Innovation and Employment (MBIE).
The inspector will be checking that:
- The BWOF is displayed in a public place on site.
- The owner’s inspection manual is present, has the compliance schedule attached, is up to date and the inspection records are complete.
- The records should show two years’ worth of ‘inter-year’ inspection from all of the Independent Qualified Person (IQP).
- This will mean a list of completed monthly/three-monthly/six-month inspection reports of the systems as listed on the compliance schedule.
The inspector will walk through the building to ensure the compliance schedule is accurate according to the systems in the building.
Unconsented systems that have not been installed with the appropriate approvals will be subject to a ‘Notice to Fix’ and/or a ‘Certificate of Acceptance’ process. However, the Council will discuss the compliance paths available and offer as much assistance as possible.
Building owners may wish to have their own IQP present during the audit, however this is not necessary to fulfil the Council inspection.
How much does a BWOF audit inspection cost?
Please refer to our Fees and Charges. They can be found at: Fees and Charges - Central Otago District Council (codc.govt.nz).
Who will inform me when I need an inspection?
When you are due to be inspected, Council will call to advise you and to arrange a suitable time. Following this, we will confirm the inspection date in writing or email.
See what other councils are doing around the country:
Auckland Council Auditing Buildings - Argest NZ
