Compliance Schedules and BWOFs

BWOF, Compliance Schedule and Specified System forms and guidance documents are here.

What are Specified Systems?

Specified Systems help ensure a building is safe and healthy for people to enter, occupy or work in.

Buildings that contain certain safety and essential systems, known as Specified Systems, need a Compliance Schedule.

They require ongoing inspection, maintenance and reporting based on procedures to ensure they function as required. If they fail to operate properly, they have the potential to affect health or life safety.

What is a Compliance Schedule?

A Compliance Schedule is formal document required by the Building Act 2004, which lists:

  • A building’s Specified Systems, and
  • The inspection, maintenance and reporting procedures needed to keep them in good order.

All buildings, other than single residential buildings, require a Compliance Schedule and annual Building Warrant of Fitness (BWOF), if they contain:

  • Automatic systems for fire suppression (for example, sprinkler systems)
  • Automatic or manual emergency warning systems for fire or other dangers
  • Electromagnetic or automatic doors or windows (for example, ones that close on fire alarm activation)
  • Emergency lighting systems
  • Escape route pressurisation systems
  • Riser mains for use by Fire and Emergency New Zealand (FENZ)
  • Automatic backflow preventers connected to a potable water supply
  • Lifts, escalators, travelators or other systems for moving people or goods within buildings
  • Mechanical ventilation or air-conditioning systems
  • Building maintenance units providing access to exterior and interior walls of buildings
  • Laboratory fume cupboards
  • Audio loops or other assistive listening systems
  • Smoke control systems
  • Emergency power systems for, or signs relating to, a system or feature specified for any of the above systems or features
  • Any or all of the following features:
    • Systems for communicating spoken information intended to help evacuation
    • Final exits (as defined by clause A2 of the building code)
    • Fire separations
    • Signs for communicating information intended to facilitate evacuation
    • Smoke separations
  • All buildings that have a cable car, including single residential buildings, must also have a compliance schedule.

How do I apply for a Compliance Schedule?

Certain information on proposed Specified Systems is required when applying for Building Consent.

Updated and more comprehensive information is required for a Code Compliance Certificate (CCC) towards project completion.

Prior to, or at the time of the application for a CCC, the owner (or an agent on their behalf) must have completed a Compliance Schedule application, if required.

An application can be raised for a new Compliance Schedule (Form 27 or 27R) or for the amendment to an existing one (Form 11) on QLDC forms.

As well as completing these application forms, a form for each Specified System listed in the application needs to be completed.

Issuing a Compliance Schedule

QLDC issues the Compliance Schedule confirming the inspection, maintenance and reporting procedures to be followed to keep these specified systems in good working order.

Along with the Code Compliance Certificate, the owner gets:

  • A copy of the Compliance Schedule
  • A Compliance Schedule Statement (which is the document to be displayed in a public place within the building for the first 12 months, after which it is to be replaced by a Building Warrant of Fitness - BWOF)
  • A letter providing information about the anniversary date by which the BWOF is to be supplied each subsequent year, and details about the requirement to engage a suitably authorised Independent Qualified Person (IQP) to certify the ongoing performance of the Compliance Schedule features.

What is a BWOF ?

A Building Warrant of Fitness (BWOF) is a declaration by the building owner stating that the Specified Systems have been maintained in accordance with the Compliance Schedule.

A building owner needs to renew a BWOF every 12 months. It must be signed, issued and publicly displayed at the building it relates to, to prove the building’s Specified Systems have been maintained and inspected.

A copy of a current Building Warrant of Fitness must be provided annually to QLDC.

Prior to the expiry date of a Building Warrant of Fitness, a reminder letter is usually sent to the owner.

A Form 12 (BWOF) and Form 12A (Certificate of Compliance with inspection, maintenance and reporting procedures) needs to be supplied to the QLDC Building Services department. These forms can be provided to the Building Owner by the Independent Qualified Person (IQP) that they have engaged to undertake the inspection.

Once the owner is satisfied that all Specified Systems have been maintained, two copies of the Building Warrant of Fitness need to be signed by the building owner or agent:

One copy needs to be displayed in a prominent public place in the building, the other is sent to QLDC to be stored in property files.

Email forms to

Further information

Forms and guidance documents are here.

For further MBIE guidance on the BWOF process please click here.