What is a BWOF?
A Building Warrant of Fitness confirms that the specified systems listed on a building's compliance schedule have been inspected and maintained for the previous 12 months.
It is an annual owner declaration supported by inspection records, maintenance evidence, and Form 12A certificates from Independent Qualified Persons where required.
Understanding the annual process
Building owners need to renew the BWOF every 12 months. The BWOF is signed, issued, lodged with the territorial authority, and publicly displayed to show that the building's life-safety systems have been inspected and maintained.
- 01 Confirm the building's specified systems and renewal date.
- 02 Arrange inspections, testing, and required maintenance.
- 03 Collect current Form 12A certificates and supporting records.
- 04 Prepare and lodge the BWOF with the relevant territorial authority.
- 05 Display the current BWOF in the building.
What information appears on a BWOF?
A BWOF must state that the inspection, maintenance, and reporting procedures in the compliance schedule have been fully complied with for the previous 12 months. It also includes building information such as location, owner details, lawful use, occupancy information where relevant, original construction date, and fire risk category where applicable.
Form 12 and Form 12A
The BWOF itself is supplied on prescribed Form 12. It must be accompanied by Form 12A certificates from the IQP or IQPs responsible for the relevant specified systems. Together, the Form 12A certificates should cover all specified systems listed on the compliance schedule.
If an IQP recommends an amendment to the compliance schedule, those recommendations may also need to be attached when the BWOF is provided to Council.
Records owners need to keep
Inspection, maintenance, and repair records should be kept for at least two years after they are issued. Records should make it clear what work was undertaken, when it happened, what faults were found, what remedies were applied, and who performed the work.
These reports should be stored with the building's compliance schedule at the location nominated on the BWOF, so they are available if requested by Council, MBIE, Fire and Emergency New Zealand, or another authorised person.
Displaying the BWOF
A current BWOF must be displayed where building users can see it. Common locations include the lobby, reception, entry foyer, or ground-floor public area.
What can delay a renewal?
Renewals usually become difficult when inspections are booked too late, remedial work is outstanding, records are missing, or Form 12A certificates have not been issued before the lodgement deadline.
BWOF audit management
Auckland Council may audit a building's BWOF records to confirm specified systems are being inspected, maintained, and reported on in line with the Building Act 2004 and the building's compliance schedule. Audits can include IMR records, logbooks, Form 12A certificates, contractor records, and on-site checks of specified systems such as fire alarms, emergency lighting, lifts, fire doors, and sprinkler systems.
As your BWOF agent, Prestige can act as the single point of contact throughout the audit, coordinating Council auditors, IQPs, contractors, and building managers until the audit is resolved.
- Coordinate audit communications and document requests.
- Collect and review IMR records, logbooks, Form 12A certificates, and compliance documentation.
- Prepare and submit audit documentation to Council.
- Review audit findings, coordinate remedial works, and gather supporting evidence.
- Arrange re-inspections or follow-up responses where needed.
- Reduce owner workload and help minimise the risk of Notices to Fix.