Managing your BWoF (for buildings with specified systems)
Owners of buildings with specified systems need to supply council with a BWoF annually (including IQP certification).
Last updated: 15 March 2016
Specified systems are crucial to the safety and health of a building and those who use it. As a building owner it is your responsibility to ensure the systems are inspected and maintained according to the compliance schedule.
Buildings that contain certain safety and essential systems, known as specified systems, need a compliance schedule.
Specified systems help ensure a building is safe and healthy for people to enter, occupy or work in. They require ongoing inspection and maintenance to ensure they function as required. If they fail to operate properly, they have the potential to affect health or life safety.
It is the responsibility of a building owner to ensure the specified systems continue to perform as was intended when they were installed.
The building owner will be issued with a compliance schedule at the same time as their code compliance certificate. In rarer cases a compliance schedule may not be issued with a code compliance certificate. This is likely to occur when a compliance schedule is required but for some reason one was never obtained.
The compliance schedule lists the building’s specified systems, the performance standards and the inspection, maintenance and reporting procedures needed to keep them in good order. To verify these responsibilities have been met, you need to sign, issue and display a building warrant of fitness every 12 months.
Under the Building Act 2004, all buildings (other than single residential buildings, unless they have a cable car) require a compliance schedule and annual building warrant of fitness if they contain any of the following:
All buildings with a cable car, including single residential buildings, require a compliance schedule.
For new buildings, an application should be made as part of the building consent application (where the new building will contain specified systems). The local council will issue the compliance schedule to the building owner with the code compliance certificate.
For existing buildings that have specified system(s) but for some reason don’t already have a compliance schedule, the building owner must apply to the local council for one. The building owner will be required to supply the same information about the specified system as if they were being installed under a building consent.
The building owner needs to provide enough information with their building consent application to enable council to compile the compliance schedule.
This includes details of the design features of the specified systems, as well as the proposed procedures for inspection, maintenance and reporting.
You also need to need to include the performance standard each system is supposed to meet, and continue to meet, for the life of the building.
When your building consent is granted, the Building Consenting Authority will specify documents you need to provide when you apply for a code compliance certificate
This may include:
If the BCA is satisfied the building work has been built to the approved consent documents and the Building Code, they will issue you a code compliance certificate, compliance schedule and compliance schedule statement.
You must display the compliance schedule statement (not to be confused with the compliance schedule) in a public part of the building for the first 12 months of the building’s life. This is usually inside the front foyer or ground floor reception area.
The compliance schedule statement is replaced after 12 months by the first building warrant of fitness which must be issued by you (the building owner), or your agent on your behalf.
You will need to ensure your specified systems are regularly tested and maintained as per the compliance schedule. This includes some inspections by independent qualified persons (IQPs).
This information is published by the Ministry of Business, Innovation and Employment’s Chief Executive. It is a general guide only and, if used, does not relieve any person of the obligation to consider any matter to which the information relates according to the circumstances of the particular case. Expert advice may be required in specific circumstances. Where this information relates to assisting people:
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