Building Warrant of Fitness (BWOF)
An annual certificate confirming that a commercial or multi-unit building's safety systems have been inspected and are performing to the required standard.
What is a 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.
Why It Matters for Due Diligence
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.
How to Check
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.
Frequently Asked Questions
Does my apartment building need a BWOF?
If the building has a compliance schedule (which most apartment buildings do, due to fire safety systems, lifts, etc.), then yes, it needs a current BWOF. Simple standalone residential houses don't need BWOFs unless they have specified systems like cable cars or certain types of access.
What happens if the BWOF has lapsed?
A lapsed BWOF means the building's safety systems haven't been verified as working. The building owner can be fined, and the council may take enforcement action. For apartment buyers, it's a warning sign about building management quality. Insist that the BWOF is brought up to date before settlement.
Related Terms
Compliance Schedule
GlossaryAn official council document listing all specified systems in a building and the inspection, testing, and maintenance requirements for each system.
Specified System
GlossaryA safety system in a building — such as fire alarms, sprinklers, lifts, or ventilation — that is required to be regularly inspected and maintained under the Building Act 2004.
Body Corporate
GlossaryThe legal entity made up of all unit title owners in a multi-unit development, responsible for managing common property and shared affairs.
Unit Title
GlossaryA form of property ownership for apartments, townhouses, and other multi-unit developments where each owner holds title to their individual unit and shares ownership of common property.
Building Code
GlossaryThe New Zealand Building Code — a set of minimum performance standards that all building work must meet, covering structure, fire safety, moisture, energy efficiency, and accessibility.
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