Building Warrant of Fitness (BWOF)

A Building Warrant of Fitness (BWOF) is required for buildings that have a compliance schedule — typically commercial buildings, apartment complexes, and other buildings with specified safety systems. The BWOF confirms that all specified systems (fire alarms, sprinklers, emergency lighting, lifts, ventilation, etc.) have been inspected and maintained during the previous 12 months.

The building owner is responsible for obtaining the BWOF annually and displaying it prominently in the building. An independently qualified person (IQP) must inspect and report on each specified system before the BWOF can be issued.

Failure to maintain a current BWOF is an offence under the Building Act 2004 and can result in fines. More importantly, it means the building's safety systems may not be functioning correctly, putting occupants at risk. For apartment buyers, a lapsed BWOF is a serious red flag about building management.

If you're buying a unit in a building that requires a BWOF, check that it's current and displayed. A lapsed BWOF suggests the body corporate or building owner isn't properly maintaining safety systems — and potentially other aspects of the building.

Review the compliance schedule to understand what specified systems the building has and their inspection requirements. Ask the body corporate for copies of recent IQP reports, which detail the condition of each system. Building safety systems that aren't maintained can create serious risks and lead to costly catch-up maintenance.

The BWOF should be displayed prominently in the building's main entrance or lobby. Check with the local council whether the building's BWOF is current — councils maintain records of compliance schedules and BWOFs. Ask the body corporate or building manager for copies of the BWOF and recent IQP inspection reports. The LIM report may also note the compliance schedule status.