Specified System

A specified system is any building system that the Building Act 2004 requires to be regularly inspected, tested, and maintained to ensure it continues to perform as designed. Common specified systems include fire alarm and detection systems, sprinkler systems, emergency lighting, smoke control systems, lifts, escalators, cable cars, mechanical ventilation, and building access systems.

When a building has specified systems, the council issues a compliance schedule listing each system and its inspection and maintenance requirements. The building owner must ensure all systems are inspected by an independently qualified person (IQP) at the required intervals. The results feed into the annual Building Warrant of Fitness (BWOF).

Most standalone residential houses don't have specified systems. However, apartment buildings, commercial buildings, and larger residential developments commonly do. If you're buying a unit in such a building, the cost of maintaining these systems is typically included in body corporate levies.

If a building has specified systems, they need ongoing maintenance — and this costs money. Poorly maintained specified systems create safety risks and can lead to enforcement action from the council. For apartment buyers, check that the body corporate is properly managing these systems.

Review the compliance schedule to understand what systems the building has. Ask for recent IQP reports to check the condition of each system. Deferred maintenance on specified systems (particularly fire safety and lifts) can result in large catch-up costs that may be passed on to unit owners through special levies.

The compliance schedule is held by the council and should be available from the body corporate or building manager. Ask for copies of recent IQP inspection reports for each specified system. Check that the BWOF is current and displayed in the building. The LIM report may reference the compliance schedule.