Building Owners’ Key Duties: A Guide to New Zealand’s BWOF Compliance

Ensuring your building is safe, compliant, and well-maintained is about more than ticking boxes—it’s about protecting lives and preserving assets.

As a building owner, your role in fire safety is pivotal, and understanding your responsibilities is the first step toward achieving excellence in building compliance.

This article draws on guidance from the official New Zealand Government Building Warrant of Fitness (BWOF) document, which provides comprehensive advice on compliance schedules and building safety obligations.

You can access the full resource here.

Below, I’ll break down the key responsibilities outlined in this guidance and offer practical insights to help you implement these requirements effectively.

Let’s explore what it takes to ensure your building meets compliance standards while fostering a culture of safety.

Understanding Your Role in Building Safety

Building owners are at the forefront of fire safety.

The Building Act 2004 in New Zealand places the responsibility squarely on owners to ensure that their properties remain safe for occupants throughout their lifecycle.

But what does that really mean in practice?

It means maintaining the systems designed to keep people safe—fire alarms, sprinkler systems, and most importantly, the passive fire protection measures that often go unnoticed but play a critical role in containing fire and smoke.

Let’s explore these responsibilities in detail.

1. Maintain the Effective Operation of Specified Systems

Specified systems include any features in your building that contribute to its safety.

These can range from fire alarms and sprinklers to HVAC systems and passive fire measures like fire doors and firestopping.

• Why it Matters: Specified systems are your building’s first line of defence against fire and smoke. If even one system fails, it can compromise the safety of the entire building.
• What You Need to Do: Ensure all systems are maintained and inspected regularly in line with your compliance schedule. This isn’t optional—it’s mandatory under the Building Act.

Example: Imagine a fire door that doesn’t close properly due to poor maintenance. In the event of a fire, that small oversight could allow smoke and flames to spread, endangering lives.

2. Keep Accurate Records of Inspections and Maintenance

Record-keeping might seem mundane, but it’s one of the most important tasks a building owner has.

Detailed records show that you’ve taken all necessary steps to keep your building safe and compliant.

• What to Record: Dates of inspections, maintenance activities, and certifications from Independent Qualified Persons (IQPs).
• Duration: Keep these records for at least two years, as stipulated by the Building Act.

Pro Tip: Maintaining a fire stopping register is especially valuable.

This document serves as a detailed record of all passive fire protection measures, making it easier to track and verify compliance. Learn more about fire stopping registers here.

3. Ensure an Annual Building Warrant of Fitness (BWOF)

The BWOF is your public declaration that your building’s specified systems are compliant and safe.

This must be renewed annually and displayed prominently in your building.

Steps to Obtain a BWOF:

• Engage IQPs to inspect and certify your specified systems.
• Submit Form 12A certificates as proof of compliance.
• Display the BWOF in a visible location, such as the main entrance.

Why it’s Critical: The BWOF is not just a legal requirement—it’s a symbol of accountability to your occupants and visitors.

4. Amend Compliance Schedules When Necessary

Buildings evolve over time.

Renovations, system upgrades, or changes in building use can all impact your compliance schedule, which outlines the maintenance requirements for your specified systems.

When to Update:

• After installing new systems, such as upgraded fire alarms or sprinklers.
• If IQPs identify gaps or recommend changes during inspections.
• Following renovations that alter the building’s fire protection layout.

Tip: Stay proactive about updates to ensure your compliance schedule accurately reflects the current state of your building.

5. Work with Independent Qualified Persons (IQPs)

IQPs are certified professionals who inspect and verify that your building’s systems meet regulatory standards.

Collaborating with them is crucial for ensuring your systems remain functional and compliant.

What to Look For in an IQP:

• Expertise in the specific systems your building relies on.
• A track record of accuracy and professionalism.
• Familiarity with your local council’s requirements.

6. Educate Occupants and Staff

Fire safety isn’t just about systems—it’s also about people.

Occupants and staff need to understand their role in maintaining a safe environment.

Key Actions:

• Conduct regular fire drills to familiarize occupants with evacuation procedures.
• Provide training on fire safety equipment, such as extinguishers and fire doors.
• Ensure evacuation routes are clearly marked and free of obstructions.

7. Regular Inspections and Maintenance

Fire safety is an ongoing commitment. Regular inspections help you catch issues before they become serious problems.

What to Inspect:

• Fire doors for proper closure and function.
• Firestopping systems to ensure gaps remain sealed.
• Alarms, sprinklers, and emergency lighting for operational readiness.

Don’t Forget: Passive fire protection measures, like firestopping, require periodic checks to ensure barriers remain intact.

Learn more about passive fire compliance here.

8. Avoid Penalties for Non-Compliance

Non-compliance isn’t just a safety risk—it’s a financial one.

Failing to meet the requirements of the Building Act can result in significant penalties.

Potential Fines:

• Up to $20,000 for not obtaining or displaying a compliance schedule or BWOF.
• Additional daily penalties for ongoing non-compliance.

How to Avoid: Stay proactive, maintain records, and schedule regular inspections.

Ben’s Wrap

As a building owner, your responsibilities go far beyond simply owning a property.

You’re a steward of safety, entrusted with the well-being of every person who steps into your building.

By prioritizing the maintenance of specified systems, keeping accurate records, and staying proactive about compliance, you’re not just meeting legal requirements—you’re setting the standard for excellence.

At Bakker PFI, we’re here to support you in meeting these responsibilities.

Whether it’s creating a compliance schedule, maintaining a fire stopping register, or ensuring passive fire compliance, we’re committed to helping you protect what matters most.

Have questions about your building’s compliance, you can reach out today and let’s discuss how we can help.

Ben Bakker

www.bakkerpfi.com

This article was first published here

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