BWOF, Compliance schedules, and fire alarm monitoring

​In New Zealand, a BWOF (Building Warrant of Fitness) and a compliance schedule are essential components of the Building Act 2004 that relate to the ongoing safety and functionality of commercial buildings (and certain multi-unit residential buildings).

Compliance Schedule

A compliance schedule is a document issued by the local territorial authority (usually your city or district council) when:

• A building contains specified systems (like fire alarms, sprinklers, lifts, mechanical ventilation, etc.)
  
• These systems are essential for health, life safety, or building functionality
  

The compliance schedule lists:

• All specified systems in the building
  
• The performance standards those systems must meet
  
• The inspection, maintenance, and reporting procedures required to ensure they continue to function properly
  

BWOF (Building Warrant of Fitness)

The BWOF is a certificate the building owner must issue annually to:

• Confirm that the inspection, maintenance, and reporting procedures for all specified systems have been carried out in accordance with the compliance schedule
  
• Demonstrate that the building is safe to occupy
  

This BWOF must be:

• Displayed publicly in the building (typically near the main entrance)
  
• Sent to the local council, along with supporting certificates from Independent Qualified Persons (IQPs) who inspect and maintain the systems
  

When Fire Alarm Monitoring Is Required

Whilst all building owners should have their fire alarm systems monitored in their buildings, some buildings require it. Fire alarm monitoring is typically required if the building has a "Type 4" fire alarm system — an automatic fire detection system with alarm monitoring — and any of the following apply:
1. It is required by the Building Code or Fire Engineer’s design

• If a fire report or fire design submitted during the building consent process specifies monitoring as part of compliance.
• This is especially common in buildings with:
  • Sleeping risks (e.g. hotels, motels, hostels)
  • High occupancy (e.g. malls, schools, cinemas)
  • Risk to public safety (e.g. hospitals, aged care facilities)
  • Fire cell separation challenges (e.g. shared tenancy warehouses)

2. It's a condition of the building consent

• If the fire alarm monitoring was included as part of the specified systems during the consent process, then it will appear in the compliance schedule.

3. Required by insurers or Fire and Emergency NZ (FENZ)

• Sometimes insurance providers or Fire and Emergency NZ require monitoring even if not strictly required under the Building Code, particularly for higher-risk buildings.

​Implications for the BWOF

If fire alarm monitoring is included in the compliance schedule as a specified system (usually under SS2 – Automatic or manual fire alarm systems), then:

• The fire alarm system must be regularly inspected and maintained by an Independent Qualified Person (IQP).
• This must be documented and certified as part of the annual BWOF.
• The building owner must ensure a contract is in place with an approved monitoring service provider such as AFAM..​

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If you require fire alarm monitoring for your building contact us today and we'll be happy to help.