Building Warrant of Fitness (BWOF) Service
A Building Warrant of Fitness (BWOF) is an annual confirmation that specified systems in a building have been inspected, maintained and recorded in line with the building’s compliance schedule.
Vision Systems provides BWOF Service for security-related systems, including access control, security doors and emergency lighting, along with the records and documentation required to support compliance.
What is a BWOF?
A BWOF confirms that the specified systems listed on a building’s compliance schedule have been checked and maintained during the previous 12 months. For Vision Systems, this page focuses on security-related systems and emergency lighting only.
What the Building Act says
The Building Act is the primary piece of legislation governing buildings in New Zealand. It sets the requirements for the construction, alteration, demolition, use and maintenance of new and existing buildings.
Under the Building Act, buildings with specified systems may require a compliance schedule and an annual Building Warrant of Fitness. This helps confirm that those systems are being maintained and are operating effectively.
Owner responsibilities
If a building contains specified systems, the owner is responsible for ensuring those systems continue to operate effectively and are supported by the correct inspection, maintenance and reporting records.
- Maintain the compliance schedule and required records.
- Keep inspection, maintenance and fault records up to date.
- Ensure defects are rectified before certification is issued.
- Keep documents available for inspection when required.
Security and emergency lighting
Vision Systems focuses on BWOF Service for security-related systems and emergency lighting. This includes practical support for access-controlled doors, security hardware, testing records, required documentation and related compliance items.
What Vision Systems can provide
- Access control door compliance support
- Testing sheets and commissioning records
- PS3 documentation
- Updated as-built drawings
- Defect follow-up and rectification support
- Maintenance and fault record support
- Practical guidance around consent-related requirements
- Security and emergency lighting BWOF Service support
BWOF Service process
Breaking the work into practical steps makes the process easier for building owners, facility managers and project teams to follow.
Review
We review the security or emergency lighting scope, approvals and compliance relevance.
Install
Installation work such as cabling, hardware fit-off and system preparation is completed where appropriate.
Test
Testing is completed and defects are identified for rectification if required.
Document
Testing sheets, PS3 documents and as-built updates are prepared where applicable.
Access Control Doors
Installation, approvals, commissioning limits and ongoing compliance support. (Building Code SS3-2)
Emergency Lighting
Related compliance support, documentation and system records.(Building Code SS4)
Records & Documents
Testing sheets, certificates, defect records and updated as-built documentation.
Building Act
The Building Act is the primary piece of legislation governing buildings in New Zealand. It sets the requirements for the construction, alteration, demolition, use and maintenance of new and existing buildings. Its purpose is to help ensure buildings are safe and built correctly.
Under the Building Act, buildings with specified systems may require a compliance schedule and an annual Building Warrant of Fitness. For Vision Systems, our involvement is focused on security-related systems and emergency lighting within our service scope.
This means our role is to support the relevant systems, records and documentation that contribute to compliance.
Owner Responsibilities
If your building includes specified systems within our service scope, the building owner is responsible for ensuring those systems continue to operate effectively and are supported by the correct inspection, maintenance and reporting records.
Building owners are also responsible for keeping compliance-related documents readily available, including reports, maintenance logs, testing records and certificates where required.
Where Vision Systems has installed or serviced a system, owners may also need to ensure approvals, documentation and defect rectification are completed before annual certification can proceed.
Inspections and Compliance Records
BWOF Service depends on good records. Inspection results, maintenance history, testing sheets and fault records all contribute to demonstrating that the system has been properly managed.
Where defects are found, those defects must be addressed before compliance certification can be completed. If required records are missing, this can also delay or prevent sign-off.
Depending on the project, the required documents may include:
- Testing sheets
- PS3 Producer Statements
- Updated as-built drawings
- Maintenance and fault records
- Evidence of consent approval where required
Frequently Asked Questions
What generates an SRAD from us?
An SRAD may be issued when required owner checks, maintenance records, fault records or other supporting compliance documents have not been provided.
What prevents us from issuing an SRAD?
An SRAD is generally not required when all requested reports, checks and supporting records have been received and verified.
What prevents us from issuing a Form 12A?
A Form 12A cannot be issued where defects remain outstanding. Any identified faults or non-compliances must be rectified before certification can be provided.
What is the difference between a PPM check and an IQP check?
A PPM (Planned Preventative Maintenance) check is routine scheduled maintenance, such as monthly client or service checks. An IQP check is a formal compliance inspection carried out by an Independent Qualified Person, typically including the two six-monthly checks.
What can we do while waiting for consent?
We can install cabling and complete some preparatory installation work, but the door or system cannot be made live until the required consent has been issued.
After we install an access control door, what do we provide?
- PS3
- Testing sheets
- Updated as-built drawings
What happens if the building has no compliance schedule?
If the building has no compliance schedule, we do not issue an annual IQP Form 12A. In that situation, we are servicing the system only rather than certifying it under a compliance schedule.
Does a compliance schedule need to be updated if the system changes from one platform to another, such as Tecom to Gallagher?
A compliance schedule update may be required if that system is listed on the existing compliance schedule and the change affects the system details or performance standards recorded there.
Need a new access control door installed — what needs to happen?
The building owner needs to apply for building consent so council can determine whether the compliance schedule needs updating. In many cases, door quantities or fire-drop door references may not be specifically listed, so the compliance schedule may not need amendment. However, consent approval still needs to be provided before the system can be commissioned.
Useful consent and form links
Need help with BWOF Service?
Vision Systems supports clients with access control doors, emergency lighting, compliance documentation, testing sheets, as-built drawings and practical sign-off support.
- Access control door compliance support
- Emergency lighting compliance support
- Testing sheets and commissioning records
- PS3 documentation
- Updated as-built drawings
- Defect follow-up and rectification support