Building Act 2004 — compliance schedules and BWoF
Compliance schedules and Building Warrant of Fitness — NZ guide
Certain buildings must have a compliance schedule and annual Building Warrant of Fitness (BWoF) confirming that specified safety systems are being maintained.
📋 Building Act 2004, Sections 100–110 — Building Warrant of Fitness
What is a compliance schedule?
A schedule of specified systems that must be maintained
A compliance schedule is a document issued by your local council listing the specified systems in the building that must be inspected and maintained to ensure the building remains safe. It also specifies how often each system must be checked and by whom.
Which buildings need a compliance schedule?
Buildings with specified systems
A compliance schedule is required for any building that has one or more specified systems — including:
- Automatic fire sprinkler systems
- Automatic smoke and fire detection systems
- Automatic doors on fire and smoke separations
- Emergency lighting and signage
- Fire egress systems (escape routes, pressurisation)
- Lifts and escalators
- Mechanical ventilation and air conditioning where life safety depends on it
- Backflow prevention for water supply
Most commercial and multi-storey buildings will have a compliance schedule.
Building Warrant of Fitness (BWoF)
Annual certificate — must be publicly displayed
Each year, the building owner must obtain a Building Warrant of Fitness from the local council confirming that all specified systems have been inspected and maintained as required by the compliance schedule. The BWoF must be displayed in a prominent place in the building — typically near the main entrance.
The IQP — Independent Qualified Person
Inspections must be done by an IQP
Each specified system must be inspected by an Independent Qualified Person (IQP) — someone with the relevant expertise who is registered with your council to carry out that type of inspection. The IQP provides a report to the building owner confirming the system is functioning as required.
For the BWoF to be issued, all specified systems must have current IQP reports. If any system fails inspection, it must be repaired before the BWoF can be issued.
Consequences of not having a current BWoF
- The council can issue a notice to fix
- The building can be closed to the public
- Fines of up to $200,000 for the building owner
- Personal liability for directors or managers
- Insurance implications if a fire or incident occurs in an uncertified building
Source: Building Act 2004, Sections 100–110. MBIE guidance at
building.govt.nz. This is general information, not legal advice.
Frequently asked questions
Who is responsible for the BWoF?
The building owner. In a leased building, the owner retains responsibility for the BWoF even if the tenant is responsible for some maintenance under the lease. Check your lease carefully.
What if a specified system fails between annual inspections?
The building owner must arrange repair as soon as practicable. Depending on the system, FENZ or the council may need to be notified. A failed fire suppression system or detection system may require immediate action.
How do we find an IQP?
Your local council maintains a list of registered IQPs for each type of specified system. Contact your council's building team for the register.
Does a BWoF apply to all buildings?
No — only buildings with specified systems listed on a compliance schedule. Many small commercial premises and residential properties do not have a compliance schedule and do not need a BWoF.