Building Warrant of Fitness (BWoF) Audit Inspections

The Building Act (section 111) requires territorial authorities (Councils) to carry out building warrant of fitness (BWoF) audit inspections on buildings with a compliance schedule.

The audits are to ensure that all installed specified systems are on the compliance schedule, the BWoF is displayed correctly, and the building owner is fulfilling their obligations under the Building Act.

Building Act sections 100 to 108 outline the owner’s obligations to ensure that the compliance schedule is up to date, the inspection maintenance and reporting procedures are fully met, and that the records are available to Council at the audit inspection. These sections of the Building Act identify the consequences for the building owner should there be any non-compliant issues.

Frequently Asked Questions: 

How are BWoF audits scheduled?

Scheduled audits - We contact the owner advising the details of the scheduled audit. Generally, 2-4 weeks notice is given. If the time doesn’t suit, the owner/agent can contact Council to arrange a more suitable time.

Does the Council ever do unscheduled BWoF audits?

The Building Act allows the Council to carry out unscheduled audits without notice. Reasons for this could include:

• at the request of the owner
• concern raised by a member of the public (or independently qualified person (IQP) 
• a complaint is lodged

Standard fees will apply for unscheduled audits. To see the current fees and charges, click here.

What is an independently qualified person (IQP)? 

An IQP is a person approved by Council as qualified to inspect certain specified systems and ensure that necessary maintenance occurs. "Independant" means they have no financial interest in the building. 

What happens onsite during the BWoF audit? 

After arriving on site and meeting the building owner and/or their representative we: 

• check that the current and correct BWoF is displayed 
• review the onsite inspection and maintenance records to confirm:
  • a current version of the compliance schedule is onsite 
  • owner/independently qualified persons (IQPs) inspections have been recorded for each specified system as required, and according to the compliance schedule 
  • the last two years of these records are kept onsite so they can be reviewed for a BWoF audit 
• check the building to see:
  • the specified systems match those on the compliance schedule, and 
  • designated final exits are kept clear and are not locked, blocked or barred 

Note, the compliance inspections do not carry out inspections of the specified systems as these can only be conducted by the IQPs - however, they will walk through parts of the building and not any immediate issues that need addressing, such as blocked fire exits, broken emergency light fittings, missing exits signage or fire doors that do not self-close properly or are wedged open, and that specified systems installed match the current compliance schedule. 

How long does the onsite audit take? 

The length of time the inspector is on site carrying out the audit varies according to the size of the building, the systems and the clarity of the paperwork. 

I've never had a BWoF audit before - why now? 

The Ministry of Business, Innovation and Employment (MBIE) have provided guidance to Councils on carrying out BWoF audits and adopting a policy to proactively review between 20-33% of buildings with a BWoF per year. For higher risk buildings, this could mean an annual audit. 

What do I have to do to prepare for an audit? 

As the building owner, you are required to: 

• maintain and prominently display a current BWoF
• ensure all specified systems are inspected and maintained by an Independently Qualified Person (IQP)
• retain inspection and maintenance records onsite for a minimum of 2 years and provide them to Council upon request 

To facilitate the audit, we require the following: 

• clear access to the building/s both internally and externally 
• access to the specified systems 
• availability of building maintenance records for review 

Will I be charged for a BWoF audit? 

BWoF audit charges are based on the time spent and may include, but are not limited to, the following activities: 

• pre-audit NPDC records check
• onsite inspections 
• post-audit report and technical review 
• follow up actions for any non-compliant items 

To see more, please visit our fees & charges by clicking here.

What about tenants in the building? 

We would appreciate you letting the tenants know about the upcoming audit. We make every effort to be sensitive to building occupants while carrying out BWoF audits. 

What if I can't be there?

You can engage your IQP or a tenant as your representative. Alternatively, the audits can be rearranged. Any fees & charges imposed by the BWoF company or IQP attending the audit are the responsibility of the building owner. 

What happens next?

The Council BWoF inspector issues a report of their findings to the owner and IQP. 

If issues have been identified (e.g. installed specified systems are not on the compliance schedule, inspection maintenance and reporting procedures not fully met), a Notice to Fix will be issued by Council. 

Notice to Fix remedies could include:

• a Certificate of Acceptance for the installation of a specified system (that would have required a building consent)
• an amendment to the Compliance Schedule (Form 11)

If a life safety risk has been identified, the Council will issue a dangerous building notice which could require no access to the building until it is made safe. Refer to section 124 of the Building Act 2004 for more information. 

Additional documentation or a BWoF audit inspection(s) may be required to determine if the issue(s) have been rectified. 

The audit may result in the Council making a minor amendment to your compliance schedule. Refer to section 107 of the Building Act for more information. 

Contact us:

• Email - complianceaudits@npdc.govt.nz 
• Phone - 06 759 6060 

Resources:

Building warrant of fitness - Building Performance