Specified System
A 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.
What is a 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.
Why It Matters for Due Diligence
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.
How to Check
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.
Frequently Asked Questions
Do residential houses have specified systems?
Most standalone houses don't have specified systems. However, if your house has a cable car, a swimming pool with a compliance-required fencing system, or certain other mechanical systems, it may have a compliance schedule. Apartment buildings and townhouse complexes commonly have specified systems, particularly fire safety systems.
Who pays for specified system maintenance in an apartment?
The building owner — which in a unit title development means all unit owners through the body corporate. Maintenance costs for specified systems are typically included in regular body corporate levies. If systems have been neglected and need major repairs or replacement, a special levy may be required.
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.
Building Warrant of Fitness (BWOF)
GlossaryAn annual certificate confirming that a commercial or multi-unit building's safety systems have been inspected and are performing to the required standard.
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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